HomeMy WebLinkAbout1125 Burlingame Avenue - Staff ReportCity of Burlingame
Conditio�ta! Use Permit Amendment
Item # ��
Action Item
Address: 1125 Burlingame Avenue Meeting Date: 6/12/06
Request: Conditional use permit amendment to expand and change the classification of an existing food
cstablisliment.
Applicant: Gokhan Kahraman, Kahraman LLC APN: 029-211-260
Property Owner: Salma Family Limited Partnership Lot Area: 15,400 SF
Designer: Arnie Gapesin, A&T T�esign Group Zoning: C-1, Subarea A
General Plan: Commercial, Service and Special Sales
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.
Current Uses: Specialty shop food establishment with 385 SF of seating at 1125 Burlingame Avenue (La
Salsa) and retail jewelry store at 274 Lorton Avenue (White Dove Jewelry Exchange).
Proposed Use: Change the classification of the existing food establishment from specialty shop to full service
and expand into existing retail tenant space at 274 Lorton Avenue.
Allo�vable Use: Full service food establishment with a conditional use permit amendment.
History: On January 10, 2000, the Planning Commission approved a conditional use pec-mit amendment for a
specialty shop food establishment (La Salsa) with 385 SF of on-site seating at 1125 Burlingame Avenue, zoned
C-1, Subarea A. La Salsa, a specialty food shop, is currently operating at this location.
Summary: The site is located at the corner of Burlingame Avenue and Lorton Avenue. Currently, there is a
specialty shop food establishment (La Salsa) at 1125 Burlingame Avenue (1,182 SF) and a retail jewelry store
(White Dove Jewelry) next door at 274 Lorton Avenue (731 SF ground floor retail + 731 SF storage basement).
With this application, the applicant is proposing to change the food classification of the existing food
establishment from specialty food sl�op to full service food establishment and expand into the adjacent retail
space currently occupied by the jewelry store.
The proposed combined space would total 2,644 SF (1,913 SF on the ground floor and a 731 SF basement). The
existing basement (731 SF) will used by the food establishment for storage. The full service food establishment
will have approximately 875 SF of seating area (the previous specialty food shop had 385 SF of on-site seating).
A conditional use permit amendment is required for the following:
• Gonditional use permit amendment to change the food classification in an existing food establishment from
specialty food shop to full service food shop (CS 25.36.042, e, 4); and
• Conditional use permit amendment to increase the seating area in a food establishment from 385 SF to
875 SF (CS 25.36.042, d).
Pla►lnin� staff would note that this project is not subject to commercial design review for the changes proposed
on the Burlingame Avenue and Lorton Avenue facades for the following reasons:
a. The frontage along Burlingame Avenue is 20'-2". Any fa�ade with less than 25'-0" of frontage is exempt
from commercial design review (CS 25.57.015, a); and
b. Less than 50% of the fa�ade along Lorton Avenue is changing (46.5% proposed). Commercial design
review is only required if changes are proposed to more than 50% of the fa�ade (CS 25.57.010, b, 3).
Conditio�tal Use Permi( Antertdntent l 125 Burlrngame Avencie
The project includes interior remodeling, combining the two tenant spaces and renovating the existing facades on
Burlingame Avenue and Lorton Avenue. The existing recesses on Burlingame Avcnue acid Lorton Avenue will
he filled in. Previously, two new entrance recesses were proposed on Lorton Avenue, at the corner and
approximately 55' from the corner. Since the study meeting, the applicant is now proposing to have the main
entrance on Burlingame Avenue and a secondary access on Lorton Avenue (see revised plans date stamped June
1, 2006). The entrance doors will be recessed approximately 5'-0" from the face of the storefront.
Previously, the applicant proposed to replace the existing tile base with stucco. Since the study meeting, the
applicant is now proposing to replace the existing tile base with a new tile base on both facades. The proposed
tile base will contain 6" x 6" decorative rustic tiles. A tile sample will be provided by the applicant at the public
hearing. •
New clerestory windows and a new window system on both facades are proposed. The new clerestory windows
and sliding glass window system will contain a three-inch solid red oak frame with a polyurethane finish. In
addition, the applicant is proposing to replace the existing awning system which currently wraps around the
building and is located over the existing windows. The new awning system will contain a fully welded metal
frame with a solid dark green canvas awning.
A fiill sei-vice food establishment is defined as a business which sells food prepared indoors on the premise with a
full menu and provides an indoor seating area of at least 250 SF. Operating criteria for a full service food
establishment include most or all of the following: served by waiters to seated customers and where payment is
made at tl�e end of the meal; presence of a full commercial kitchen and commercial dishwasher; and food is
served on ceramic plates with metal flatware and cloth napkins.
The full service food establishment will have approximately 875 SF of seating area. Tables will be provided as
well as a limited service bar (8 seats). When the husiness opens, there will be a maximum of seven full-time and
two part-time employees on weekdays and nine full-time and one part-time employees on weekends. In five
years, the number of employees is expected to increase to nine full-time and two part-time employees on
weekdays and eleven full-time and three part-time employees on weekends. At opening, the applicant projects a
total of 70 customers per day on weekdays and 80 customers per day on weekends. In the future, the applicant
anticipates a total of 85 customers per day on weekdays and 95 customers per day on weekends. A maximum of
78 people are expected on site at any one time, including the owner, employees and customers. The food
establishment will be open seven days a week, from 10:00 a.m. to 10:00 p.m.
Personal and retail services on the first floor in the Burlingame Avenue Commercial Area are exempt from
vehicle parking requirements as set forth in code section 25.36.040 (d). Since there is no intensification of use
(retail to retail) proposed with this application, no additional on-site parking is required.
There is a 31' x 60' (1860 SF) paved area at the rear of the tenant spaces on this site, on the southeast corner of
this parcel that is accessed from Hatch Lane. The area is cunently 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. The existing on-site parking does not meet code requirements for
space, size, layout or backup and does not count toward meeting the on-site parking requirement for any use
currently on-site. However, Planning staff would note that as part of the conditional use permit amendment and
parking variance approval for the food establishment at 1123 Burlingame Avenue (approved in June, 2005), a
2
('o�iditiona( Usc Pc�rir�il A�nenrhrient
! l?5 Burlii7�u�ne A��c��ue
new 10' x 20' striped parking space will be required (shown on Site Plan). This parking space will be labeled for
use only by 1123 Burlingame Avenue. The trash container enclosure for this applicant shall also be located in
this rear paved area and the applicant will need to provide direct access to if from the tenant space.
1125 Burlingame Avenue
Lot Area: 15,400 SF
Use:
SC'lll!/!b• Area:
Existing
L,a Salsa (specialty shop)
ai 1125 Burlingame Ave
White Dove Jewelry (retail)
at 274 Lorton Ave
_ .
385 SF '
Parking. _ I _ _ O _ _ ,
(1 space to be installed and
used only by tenant at 1123 ;
Burlingame Ave)
Proposed
Full service food
establishment and expand
into existing retail space at
274 Lorton Ave
875 SF
none
Plans date stamped: June 1, 2006
Allowed/Req'd.
Conditional use permit
amendment required to change
classification from specialty
shop to full service food
establishment
_ _ _ __.
full service food establishment
must have at least 250 SF
none required for
retail uses on
Burlingame Avenue
Staff Comments: See attached. Planning staff would note based on the current food establishment regulations if
a'specialty shop' is changed to any other classification of food establishment the site shall not return to specialty
shop use (CS 25.369.042, e, 4). The property owner and applicant have been made aware of this limitation.
Study Meeting: At the May 22, 2006, Planning Commission study meeting, the Commission had several
questions for the applicant (May 22, 2006 P.C. Minutes). The applicant submitted a response letter and revised
Commercial Application date stamped May 29, 2006, which is attached for reference. Revised plans, date
stamped June 1, 2006, were also submitted. Below is a list of those questions and the applicant's response:
l. Concerned witlr iirterpretatio�r of eligibility for design review, c/:anging more thm: SO% of t/�e White Dove
Jewelry fa�ade, tJris proposal will ren:ove ai: existiirg active retail site aiid replace wit/� a b/ank wa!!, tlris
was i:ot the i�:tent of the co»:inercia! desigi: guidelines, will �:ot be pedestriai: frieiedly.
• Planning staff would note that since the White Dove Jewelry fa�ade is less than 25'-0" in width (18'-5"
existing) it is exempt from commercial design review. In addition, less than 50% of the Lorton Avenue
frontage of the new fa�ade is changing, so design review is not required. However, in response to the
Commission's concerns with this fa�ade not being pedestrian friendly, the applicant revised the project to
include a new 6'-6" wide x 7'-6" tall window where a blank wall was previously proposed on the White
Dove Jewelry fa�ade. In addition, the awning system and base tile has been extended to this fa�ade to
match the rest of the building.
2. Clarify t/ie nuniber of custo�ners expected o�: site in five years, com�nercia! application indicates a
maxi�i:cun of 55 customers e.xpected on site, however tl:e proposed floor plans show 60 seats in the dining
area and 8 seats at tl�e bar; please revise tlre conzmercial applicatioi: or floor pla�:s accordiiigly.
� The revised Commercial Application, date stamped May 29, 2006, indicates that in five years the
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(�ondilionnl Use Pe�•�nit Amenr/ment
! l25 Bttrlingante Ave�iue
applicant expects 75 customers before 5 p.m. and 85 customers after 5 p.m. on weekdays. On weekends,
the applicant expects 75 customers before 5 p.m. and 95 customers after 5 p.m. A total of 78 people are
expected on site at any one time, including the owner, employees and customers.
3. Clarify nuinber of employees, nunzbers in commercial application do not appear to be consistent with staff
report.
The revised Commercial Application indicates that when the food establishment opens, there will be
seven full-time and two part-time employees on weekdays and nine full-time and one part-time
employees on weekends. In five years, the number of employees is expected to increase to nine full-time
and two part-time employees on weekdays and eleven full-time and three part-time employees on
weekends.
4. On-site pa�•king �pace is i�:correctly labeled, sliould note tltat it is o�tly for use by 1123 Burlingame
Avenue, not 1125 Burlingan:e Ave�ure.
The site plan has been revised to correctly note that the on-site parking space is only for use by 1123
Burlingame Avenue.
S. Plans need to show more accurately sl:ow w/:at is happenii:g o�: t/re buildi�:g elevations, this building
relies on t/ie details, for exair:ple downspouts and leaders are not sl:own, a lot of details niissing froin tlee
brrildi�:g elevatio�rs, sl:ould be added, details co�:tribute to t/:e overall appear oJt/te restaurant; conceri:ed
wiNi tl:e qualiry of t/ie iizforn:atioi: sfzown on tl:e plans, hard to tell w/�at is beiirg proposed.
The plans have been revised to show more detail on the building elevations, including showing the
existing downspouts and leaders (sheet A-2P).
6. Will tlie exterior be repainted.
• The revised plans note that the building will be repainted with color name 'tangerine dream'. A color
sample will be provided by the applicant at the public hearing.
7. Provided details for tlre irew clerestory windows; provide details of proposed window type and window
trim.
• The revised plans include details for the clerestory windows and new window system (see sheet A-2P).
The new clerestory windows and sliding glass window system will contain a three-inch solid red oak
frame with a polyurethane finish.
8. Provide details of all materials proposed including awi:ings, like what /:as been done wit/i tl:e building at
1100 Burlingame Avenue.
Details of all materials proposed are provided on sheet A-2P. The awning system will contain a fully
welded metal frame with a dark green canvas awning. The existing base tile will be replaced with a new
base tile on botl� facades. The proposed base tile will contain 6" x 6" decorative rustic tiles. A tile
sample will be provided by the applicant at the public hearing.
�
( une(itrunul U.�e Pe�•n�i1 An�endntc�it
1125 B�udingume A��enue
9. Clarify if t/rere will be an ex/taust fair or otl:er mec/:anical equipn:ent over the kitcl:ei:, if so please sliow
on roof plan and building elevations, will t/:e vents be screened.
A new exhaust fan and other mechanical equipment will be added over the new kitchen. This new
equipment will be screened by the existing 8'-4" tall parapet wall (see cross-section on sheet A-2P).
10. Location of property on vicinity map on plans is incorrect, please revise.
• The project site has corrected on the vicinity map (sheet A-OP)
11. Will tl:ere be outdoor seating in tlre public right-of-way, outdoor seating would liven up the sidewalk.
In his letter, the applicant indicates that there will be outdoor seating. An encroachment permit from the
Public Works, Engineering Department will be required for any outdoor seating.
12. Project iiicludes renrovii:g tlre existi�:g tile base along Burlingay�:e a�:d Lorton Avei:ue, suggest a different
niaterial along tl:e base to n:ake tl:e facade niore attractive.
Previously, the applicant proposed to replace the existing tile base with stucco. In response to the
Commissions' concern, the applicant is proposing to install a new tile base below the windows on both
facades (sheet A-2P). The proposed base tile will contain 6" x 6" decorative rustic tiles. A tile sample
will be provided by the applicant at the public hearing.
Criteria for a Conditional Use Permit: In order to grant a conditional use permit amendment the Planning
Commission must find that the following conditions exist on the property (Code Section 25.52.020 a-c):
(a) the proposed use, at the proposed location, will not be detrimental or injurious to property or
improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or
convenience;
(b) the proposed use will be located and conducted in a manner in accord with the Burlingame general plan
and the purposes of this title;
(c) the Planning Commission may impose such reasonable conditions or restrictions as it deems necessary to
secure the purposes of this title and to assure operation of the use in a manner compatible with the
aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general
vicinity.
Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action
should be by resolution and include findings made for the conditional use permit amendment. The reasons for
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
June 1, 2006, sheets A-OP, A-1P and A-2P;
('oiidr�ronal Use Permi� Amendment
1 /ZS Burlrngunu: Aver�ue
2. that this business location occupied by a full service food establishment, with 875 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;
that the 875 SF area of on-site seating of the full service food establishment shall only be enlarged or
extended to any other areas within the tenant space by an amendment to this conditional use perinit;
4. that this full service food establishment may be open seven days a week, from 10:00 a.m. to 10:00 p.m.,
with a maximum of 11 full-time employees and three part-time employees on site at any one time,
including the business owner and manager;
5. that this food establisllment 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 as approved by the City Engineer and Fire Department;
6. that the business shall provide litter control along all frontages of the business and within fifty (50) feet of
all frontages of the business;
7. that an amendment to this conditional use permit shall be required for delivery of prepared food from
this premise;
S. that there shall be no food sales allowed at this location from a window or from any opening within 10' of
the property line;
9. that if this site is changed from any food establishment use to any retail or other use this conditional use
pern�it shall become void and a food establishment shall not be replaced on this site;
10. that seating on the sidewalk outside the food establishment shall require an encroachment permit and
shall conform to the requirements of any encroachment permit issued by the city;
11. that the conditions of the Chief Building Official's April 12, 2006 memo, the City Engineer's April 17,
2006 memo, the Fire Marshal's April 19, 2006 memo, the Recycling Specialist's Apri124, 2006 memo
and the NPDES Coordinator's April 17, 2006 memo shall be met; and
12. 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, and that failure to comply with these conditions or
any change to the business or use on the site which would affect any of these conditions shall require an
amendment to this use permit.
Ruben Hurin
Planner
c. Gokhan Kahrama, Kahraman LLC, applicant
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CITY OF BURLINGAME PLANNING COMMISSION UNAPPROVED MINUTES
501 Primrose Road, Burlingame, CA
May 22, 2006
Council Chambers
I. CALL TO ORDER Chair Brownrigg called the May 22, 2006, regular meeting of the Planning
Commission to order at 7:00 p.m. �
II. ROLL CALL Present: mmissioners Auran Brow fi Deal Osterlin rrones and
� � gg> > g� �
Vistica � '
�
�6sent: Commissioners: ��ichi (arrived at 7:07 p��
�'
�
� Staff Present: City Planner, Margaret Monrqe;� Planner, Ruben Hurin; City
/ Attorney, Larry Apderson
III. MINUTES � The minute�bf the May 8, 2006 re�flar meeting of the Planning Commission
j� were ap��oved as mailed. C.�auchi arrived.
IV. APP OVAL OF AGENDA Th�re were no changes �he agenda.
,
V. ROM THE FLOOR ' Pat Giorni, 1445 Balboa Avenue, commented that sh as sorry that her
complementary comments about the job Commissiq.�er Auran did as Chair
i
� for the last y�ar were not included in the May 8, �006, minutes. She felt that
% he did an�ceptional and even handed job. Ir�-addition she wanted to be sure
that he,r comments made this evening regarding the implementation of the
i
� desy�n review guidelines were includ in the minutes. She feels that th
�sign review guidelines work well or a remodel of an existing structur ut
/�not so well when the structure i,s� o be replaced and all limits are ,�hed to
the maximum or beyond; co�rned that real estate advertiseme �re noting
that houses are 'dozers' by�ubstituting computer generate�ulations for
pictures of the existi�rg structure as was done for� � 12 Balboa in an
advertisement sent t by Stanley Lo, Green Banker. ,Do not feel that a house
should be calle��a remodel and allowed ��keep all its currently
nonconformi setbacks if all of it but one�Cvall is removed, should be
required to eet all current building envelo requirements. 1453 Balboa is an
example CP Monroe noted that there re clear definitions in the code for
new construction and for a remodel and suggested that when it was
convenient for her, staff would be happy to review them with Ms. Giorni.
There were no further comments from the floor.
VI. STUDY ITEMS
1. 1125 BURLINGAME AVENUE, ZONED C-1, SUBAREA A-- APPLICATION FOR CONDITIONAL
USE PERMIT AMENDMENT TO EXPAND AND CHANGE THE CLASSIFICATION OF AN
EXISTING FOOD ESTABLISHMENT (GOKHAN KAHRAMAN, KAHRAMAN LLC, APPLICANT;
ARNIE GAPESIN, DESIGNER; SALMA FAMILY LIMITED PARTNERSHIP, PROPERTY OWNER)
PROJECT PLANNER: RUBEN HURIN
CP Monroe presented a summary of the staff report.
C'itt' oJ Btu-lingrtn�c� Plc�itnirrg Ca�imissio�t Unapproved Miriule��
Mny 2l, 2006
Commissioners asked:
■ concerned with interpretation of eligibility for design review, changing more than 50% of the White
Dove Jewelry fa�ade, this proposal will remove an existing active retail site and replace with a blank
wall, this was not the intent of the commercial design guidelines, will not be pedestrian friendly;
■ clarify the number of customers expected on site in five years, commercial application indicates a
maximum of 55 customers expected on site, however the proposed floor plans show 60 seats in the
dining area and 8 seats at the bar; plcase revise the commercial application or floor plans
accordingly;
■ clarify number of employees, numbers in commercial application do not appear to be consistent with
staff report;
■ on-site parking space is incorrectly labeled, should note that it is only for use by 1123 Burlingame
Avenue, not 1125 Burlingame Avenue;
■ plans need to more accurately show what is happening on the building elevations, this building relies
on the details, for example downspouts and leaders are not shown, a lot of details missing from the
building elevations, should be added, details contribute to the overall appear of the restaurant;
■ will the exterior be repainted;
■ provided details for the new clearstory windows;
■ concerned with the quality of the information shown on the plans, hard to tell what is being
proposed;
■ provide details of proposed window type and window trim;
■ provide details of all materials proposed including awnings, like what has been done with the
building at 1100 Burlingame Avenue;
■ clarify if there will be an exhaust fan or other mechanical equipment over the kitchen, if so please
show on roof plan and building elevations, will the vents be screened;
■ location of property on vicinity map on plans is incorrect, please revise;
■ will there be outdoor seating in the public right-of-way, outdoor seating would liven up the sidewalk;
and
■ project includes removing the existing tile base along Burlingame and Lorton Avenue, suggest a
different material along the base to make the facade more attractive.
CA Anderson noted that although this project is not subject to commercial design review, the proposed
changes to the facades can be addressed because a finding has to be made for the conditional use permit that
the proposed project is compatible with aesthetics, mass, bulk and character of the existing and potential
uses in the area.
This item was set for the regular action calendar when all the information has been submitted and reviewed
by the Planning Department. This item concluded at 7:20 p.m.
2, 1409 RO NS ROAD, ZONE�" M-1 — APPLICATION � CONDITIONAL USE PERMIT
AMEN ENT TO ADD TRU,�K RENTAL TO AN EXIS G CAR RENTAL FACI Y(ADAM
RU , ENTERPRISE RENT�A-CAR, APPLICANT; H Y HACKER ARCHITEC , ARCHITECT;
A CE HONERLAH, PI�k�PERTY OWNER) PROJE PLANNER: MAUREEN�OOKS
CP Monroe present;�'d a summary of the staff
Commissione asked: � / %
■ pro de cllore detailed landsca plan, include automatic irri tion for all landsca �ng on-site;
■ ovide size of trucks in rer�ra` "eet, 24' back up space m not be enough for e rental trucks;
2
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MAY 29, 2006
PAGE-1
A & T DESIGN GROUP
FOOD SERVICE DESIGN 8
CONSULTANT
3557 LAGUNA AVENUE
OAKLAND,CA. 94602
PHONE # (510) 482-1900
FAX (510) 482-1552
CITY OF BURLINGAME
PLANNING DEPARTMENT
BURLINGAME, CALIFORNIA
MR. RUBEN HURIN
PLANNER
CITY OF BURLINGAME
DEAR MR. HURIN,
RE: BONARDA RESTAURANT 8 BAR
1125 BURLINGAME AVENUE. BURLINGAME, CA.
_ ,� �_ � � `'�
r�AY 2`� 2006
; , �INGAME
, .. , DEPT.
THIS IS IN REFERENCE TO YOUR COMMENTS DATED MAY 23, 2006
SUBMITTAL TO THE PLANNING DIVISON
1. INCLUDED ARE 10-SETS OF THE DWGS THAT YOU REQUIRED FOR THIS SUBMITTAL
WITH 1-SET OF 11" X 17" COPIES OF THE DWGS.
(A) A-1 P NOW SHOWS THE NEW EXIT DOOR AND AND NEW WINDOW TO
REPLACE ONE WINDOW TO BE DEMOLISHED DUE TO THE BLANK SIDE
OF OF THE PIZZA OVEN. SHOWN ON THE MIDDLE RIGHT SIDE OF THE
SHEET. NOW SHOWS PART OF THE KITCHEN AREA & NOT A BLANK WALL.
(B) OWNERS ELECTED TO REVISE THEIR APPLICATIONS TO REFLECT THE
FLOOR PLAN SEATING AS SHOWN AS 60 SEATS-DINING & 8- BAR STOOLS.
(C) THE NUMBER OF EMPLOYEES WILL BE 10 INCLUDING THE OWNERS.
(D) ON-SITE PARKING SPACE IS NOW LABELED CORRECTLY.
(E) COLOR SAMPLES WILL BE PRESENTED TO YOU BY THE OWNERS OF
THE RESTAURANT.
(F) THE THE ELEVATIONS ARE ALREADY REVISED SHOWING THE
DOWNSPOUT AND THE NEW WALL TILES TO REPLACE THE OLD
TILES TO BE REMOVED.
(G) THE BUILDING WILL BE REPAINTED WITH THE COLOR TANGERINE DREAM
ON SHEET A-2P SHOWN ON THE ELEVATIONS FRONT 8 SIDE.
MAY 29, 2006
PAGE-2
(H) DETAILS AND MATERIALS OF THE NEW CLESTORY WINDOWS AND THE NEW
CANVAS AWNING MATERIALS & COLOR S� FINISHES.ARE SHOWN ON SHEET
A-2P IN THE MIDDLE OF THE PAGE..
(I) THE DOOR HAS BEEN RELOCATED FROM THE BURLINGAME SIDE TO THE
LORTON AVENUE SIDE.
(J) THERE WILL BE AN EXHAUST FAN FOR THE NEW HOOD LOCATION, THE
MAKE-UP AIR UNIT AND HVAC SYSTEM. SHOWN ON SHEET A-2P IS THE ROOF
SECTION SHOWING THE BUILT-IN SCREEN (WITH EXISTING DIMENSIONS) FOR
ALL EQUIPMENT ON ROOF, IN THE MIDDLE RIGHTHAND SIDE OF THE PAGE.
(K) THE VICINITY MAP IS NOW SHOWN WITH DARK MARK WHERE THE NEW
CONSTRUCTION OF THIS RESTAURANT IS GOING TO BE. SORRY THE
INTERNET MAP IS NOT ACCURATE ENOUGH.
(L) THERE WILL BE AN OUTDOOR SEATING ON THE LORTON AVE. SIDE NOT
SHOWN ON THE DWGS,
(M) NEW TILES ARE ALREADY SHOWN TO REPLACE THE OLD ONE 8 MORE.
I HOPE THAT ALL YOUR REQUIREMENTS OF ALL THE DRAWINGS ARE
SATIFACTORILY ADDRESSED IN THIS RESPONSE LETTER TO YOU.
RESPECTFULLY,
` r
/%/f,
ARNIE GAPAS
A 8 T DESIGN GROUP
CC. GOKHAN KAHRAMAN - OWNER
ALI KAHRAMAN - OWNER
City of Burlingame Planning Departrnent 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org
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COMMERCIAL APPLICATIONS
PLANNING COMMISSION APPLICATION SUPPLEMENTAL FORM
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1. Prorosed use of the site �7�} c�;.�;n US-},LX-�(�T� �
MAY 2 � 2006
2. Days and hours of operation ��.���5 �C �- 00 A N1 -f C� ���(,� �h�1
CITY OF BURLINGAM[
PLANNING DEPT.
3. Number of trucks/service vehicles to be parked at site (by type) —�-
4. Current and ro'ected maximum number of em lo ees includin owner) at this location:
Existing In 2 Years In 5 Years
Hours of AM to After 5:00 AM to After 5:00 AM to �After 5:00
Operation PM PM PM PM PM PM
Weekdays / � -� `� ¢� �
Full-time k� �
Part-time � � � � � �
Weekends � q I� I� �� I i
Full-time �
Part time 1 { � � � -�
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5. Current and ro'ected maximum number of visitors/customers who ma come to the site:
Existing In 2 Years In 5 Years
Hours of
Operation
Weekdays
Weekends
AM to After 5:00 AM to
PM PM PM
65 �o �0
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After 5:00
PM
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AM to After 5:00
PM PM
�5 ��
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6. What is the maximum number of people
employees and visitors/customers):
on site at any one time (include owner,
c r�l�
7. Where do/will the owner and employees park? Tr,3,n 5���,�,-, -�: �- Q ��. dS , l,'�N��
1 � ve �n ►.Ior�-i� � A, p;�,-�F,•.� nx�t s --p "- �'`���
8. Where do/will the customers/visitors park?
9. Present or most recent use of site �.R -��►�1..SR �KE��r��i�N i�w0 l,v�riE �w��E�FR`I
10. List of other tenants on property, their number of employees, hours of operation (attach list if
necessary) � O --
CONQv[ERC[AL.FRM
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin a�g
a`, CITY �
4 �
�.��E APPLICATION TO THE PLANNING COMMISSION
�,.o -
Type of application: Design Review Conditional Use Permit� Variance
Special Permit Other Parcel Number:
Project address:
� APPLICANT �GO� �j.a�� Y�qn
Name: � F} I-i 2R M�I�i �—.L-�
Address: ���j ('R+O iI.U�C 1�;R�1 #� �
City/State/Zip: r 11 _
Phone (w): 6� —
(h): 3 2-
(�� 65c� 5 ,
ARCHITECT/DESIGNER
Name: �r(11C Li31�C'Si(1
Address: ��5'.5�} �-- A C� U f�1 A pV C,N U�
City/State/Zip: l�A►�.Atio ,, (�A �146�
Phone (w):�, s +o� y82 - �099
2sw►� �c �,� tt� �.n rron �1v�nu e
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1 PROP�TY OWNER
� �F� �Q�7'��,�.�; 'r�
Name: `
Address: ��' �k ��6�
� City/State/Zip: �l� �i%� ���G��
Phone (w): y�f�' b f' ' y�UG�K���
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Please indicate with an asterisk *
the contact person for this project.
(h):
(fl: ( 5�o ) y� 2. - 15 52
PROJECT DESCRIPTION: b 5 - �l7
AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information
given herein is true and correct to th best of my knowledge and belief.
Applicant's signature: Date•
I know about the propose application and hereby authorize the above applicant to submit this
application to the Planning Commission.
Property owner's signature: �- �— Date: ����
�y��� �l-��
Date submit�lr-
�"t C
APR 1 0 2006 pCAPP.FRM
CITY OF BURLINGAME
PLANNING DEPT.
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CITY OF BURLINGAME
CONDITIONAL USE PERMIT APPLICATION
RECEIVED
APR 1 0 2006
CITY OF BURLINGAME
PIANNING DEPT.
The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code
Section 25.52.020). Your answers to the following questions can assist the Planning Commission in
making the decision as to whether the findings can be made for your request. Please type or write neatly
in ink. Refer to the back of this form for assistance with these questions.
1. Explain why the proposed use at the proposed location will not be detrimental or injurious to
property or improvements in the vicinity or to public health, safety, general welfare or �� ��
convenience. �-�}��S r�s-��,ur�rrl- 1..1SQ- IS .��rr�os-� CI.K��C�y s►ml�� ��Ylb�
r� f S ��'� I -� =�►li �no �r� � � rl� n�� �ven�..1� �r�c1 �.d 'J�Sc.�l� , r�
-}-,-��� :,���� �ar��►�n�y k�e enhancci� ����� -�he (ur� �� d�nner ho�-s
bu+ -�-he P� �y w�ll ��e�xr � sr-z s�s��i n rU more -�r-.�-; c-�h.�n �he
p�ev io� s�2n.�+'�-E +1��c} vvere � J�sele sttx� �'1�i ���+ '�-�c1 CI-�.�i r1 . 1�
� rl� � a d` n►n� rd��►u ��n-� br �n .�► r�- f nec� cl � ect�1� -� -ihe =��-�
- t�.7i 1\ �n� ' -� �►� —�he � ro � f `�t � S � �c� �' � � r1 =� "�`•='y
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,�� �es �.a.�lrh� r�s�-�►�.�rr� � C.vNrtilvUE� �►.� A���-�tM�T I�
2. How will the proposed use be located and conducted in accordance with the Burlingame
General Plan and Zoning Ordinance?
�r���Urac l+ ��s �,:.� �1 s�+ :�r�-hi ��I�re c��ne�-.� ( pl.�n drl � l S
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3. How will the proposed project be compatible with the aesthetics, mass, bu[k and character of
the existing and potential uses on adjoiiiing properties in the genera! vicinity?
�E ro eL-� is �on��le-I�l e�r� -E-�b1E �,.�;-t�-� �� q�s-i-��ei-icS � r��sS
P � _ �-}-� �iu s-� o �+--h�S = �� ar e � rn�
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City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.orQ
1. Explain why the proposed use at the proposed location will not be detrimental or injurious
to property or improvements in the vicinity or to public health, safety, general welfare or
convenience.
How will the proposed structure or use within the structure affect neighboring properties or structures on those properties'? If neighboring
properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping sunlight/shade, views from neighboring
properties, ease of maintenancc.
Why will the structure or use within the structure not affect the public's health, safety or general welfare?
Public health includes such things as sanitation (garbage), air quality, discharges into sewer and stormwater systems, water supply safety,
and thing which have the potential to affect public health (i.e., underground storage tanks, storage of chemicals, situations which encourage
the spread of rodents, insects or communicable diseases). '
Public sa/'etv. How will the structure or use within the structure affect police or fire protection? Will alarm systems or sprinklers be
installed? Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly gathcrings,
loitering, traffic) or fire services (i.e., storage or use of flammable or hazardous materials, or potentially dangerous activities like welding,
woodwork, enginc removal).
Genera! we//'are is a catch-all phrase meaning community good. Is the proposal consistent with the city's policy and goals for conservation
and development? Is there a social benefit?
Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for this site or adjacent
sites)? Is the proposal accessible to particular segments of the public such as the elderly or handicapped?
2. How will theproposed use be located and conducted in accordance with the Burlingame
General Plan and Zoning Ordinancp?
Ask the Planning Department for the general plan designation and zoning district for the proposed project site. Also, ask for an explanation
of each. Once you have this information, you can compare your proposal with the stated designated usc and zoning, then explain why this
proposal would fit accordingly.
3. How will the proposed project be compatible with the aesthetics, mass, bulk and character
of the existing and potaztial uses on adjoining prope�ties in the general vicinity?
How does the proposed structure or use compare aesthetically with existing neighborhood? If it does not affect aesthetics, state why. If
changes to the structure are proposed, was the addition designed to match existing architecture, pattern of development on adjacent
properties in the neighborhood? If a use will affect the way a neighborhood or area looks, such as a long term airport parking lot, compare
your proposal to other uses in the area and explain why it fits.
How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the structure, say so.
If a new structure is proposed, compare its size, appearance, orientation, etc. with other structures in the neighborhood or area.
Iiow will the structure or use within the structure change the character of the ncighborhood? Think of character as the image or tone
established by size, density of development and general pattern of land use. Will there be more traffic or less parking available resulting
from this use? If you don't feel the character of the neighborhood will change, state why.
How will the proposed project be compatible with existing and potential uses in the general vicinity'? Co�npare your project with existing
uses. State why you feel your project is consistent with other uses in the vicinity, and/or state why your project would be consistent with
potential uses in the vicinity.
CUP.FRM
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� PPucATtor�
RECEIVED
APR 1 0 2006
CITY OF BURLINGAME
PU1NNiNG DEPT.
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Project Comments
Date:
1�
From:
Subject:
April 12, 2006
� City Engineer
(650) 558-7230
X 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
Request for conditional use permit amendment for a full service food
establishment at 1125 Burlingame Avenue, zoned C-1, Subarea A,
APN: 029-211-260
Staff Review:
April 17, 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.
NOTE: The Demolition Permit will not be issued until a Building Permit is
issued for the project.
5) Provide a legend that indicates the existing walls, walls to be demolished, and
new walls.
6) Comply with the new, 2005 California Energy Efficiency Standards for non-
residential buildings. Go to http://www.enerqy.ca.qov/title24 for publications and
details.
7) 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.
8) Provide handrails at all stairs where there are more than four risers.
9) Provide lighting at all exterior landings.
10)The chimney must terminate at least two feet above any roof surface within ten
feet.
11)On your plans provide a table that includes the following:
a. Occupancy group for each area of the building
b. Type of construction
c. Allowable area
d. Proposed area
e. Allowable height
f. Proposed height
g. Allowable area increases taken
h. Exterior wall and opening protection
i. Allowable
ii. Proposed
i. Indicate sprinklered or non-sprinklered
12)Provide an exit plan showing the paths of travel
13)Show compliance with all accessibility regulations found in the 2001 CBC,
Chapter 11, for existing buildings including:
a. Accessible paths of travel
b. Accessible countertops
c. Accessible bathrooms
d. Accessible parking
Reviewed by: �___..-----.
� - _ ---,. �
��
// �9�
U
Date: ���G �
Project Comments
Date:
To:
From:
April 12, 2006
d City Engineer
(650) 558- 7230
❑ Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
O Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for conditional use permit amendment for a full service food
establishment at 1125 Burlingame Avenue, zoned C-1, Subarea A,
APN: 029-211-260
Staff Review: April 17, 2006
1. Replace all displaced/damaged sidewalk, driveway, curb and gutter.
2. Applicant shall install signage designating the garbage bin space and cleaning
area for specific use by the restaurant only. A drain connecting the garbage
area to the sanitary sewer system is required.
3. This project is located within the business district and is required to conform
to the Streetscape Master Plan. A specific type of garbage receptacle shall be
placed in front of project site. The sidewalk fronting the store shall be kept
clean 20 feet from each side of the property. Contact Jane Gomery at (650)
558-7230 for additional information.
4. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Reviewed by: V V �� Date: 4/17/2006
Project Comments
Date:
To:
April 12, 2006
O City Engineer
(650) 558-7230
❑ Recycling Specialist
(650) 558-7271
[� Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
O Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
From
Planning Staff
Subject: Request for conditional use permit amendment for a full service food
establishment at 1125 Burlingame Avenue, zoned C-1, Subarea A,
APN: 029-211-260
Staff Review: April 17, 2006
1
2
3
Install an automatic fire sprinkler system throughout the building. All control
valves and waterflow valves shall be electronically monitored by a CCFD
approved central receiving company.
A separate fire sprinkler underground permit shall be obtained through the
Burlingame Building Department prior to submitting the above ground fire
sprinkler system to the CCFD for a separate permit.
Provide a fixed extinguishing system for the Class I or II exhaust hood and
kitchen appliances.
Reviewed by: �—�`y� Date: � g�_o.b
Project Comments
Date:
To:
From:
April 12, 2006
O City Engineer
(650) 558-7230
O Chief Building Official
(650) 558-7260
O City Arborist
(650) 558-7254
Planning Staff
X Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Subject: Request for conditional use permit amendment for a full service food
establishment at 1125 Burlingame Avenue, zoned C-1, Subarea A,
APN: 029-211-260
Staff Review: April 17, 2006
Applicant shall submit a Recycling and Waste Reduction Plan for
approval, and pay a recycling deposit for this and all covered projects
prior to construction or permitting.
Reviewed by: �._
L'�
Date: / ��
Project Comments
Date:
To:
From:
April 12, 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
Q NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for conditional use permit amendment for a full service food
establishment at 1125 Burlingame Avenue, zoned C-1, Subarea A,
AP N: 029-211-260
Any construction project in the City, regardless 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). Include appropriate BMPs in plan sheets.
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 literatures on stormwater pollution prevention and BMPs are available for
your review at the Planning and Building departments.
Incorporate source control measures to prevent stormwater pollution associated with post-
construction phase (see attached City of Burlingame Mode/ List of Structura/ Source
Contro/ Measu►�es). 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. Also please refer to the Burlingame Municipal Code Chapter 15.10
Sanitary Sewer Use Regulations at www.burlingame.org.
Reviewed by: � � Date: 04/17/05
��`, CIT7 O�
BUl�INGAME SAN MATEO COUNTYWIDE
�o� .,� STORMWATER POLLUTION PREVENTION PROGRAM
���rco �uwa O.
THE CITY OF BURLINGAME'S MODEL LIST OF STRUCTURAL SOURCE
CONTROL MEASURES
The following list contains measures to control sources of stormwater pollutants
associated with the post-construction phase of new development and redevelopment
projects. Each identified source of pollutants may have one or more appropriate control
measures.
A. Illegal Dumping to Storm Drain Inlets and Waterways
On-site storm drain inlets shall be clearly marked with the words "No Dumping!
Flows to Bay," or equivalent, using methods approved by the City of Burlingame.
B. Interior Floor Drains
Interior floor drains shall not be connected to storm drains.
C. Parking Garages
Parking garage floor drains on interior levels shall be connected to an interceptor
or a water treatment device approved by the City prior to discharging to the
sanitary sewer system.
D. Pesticide/Fertilizer Application
Landscaping shall be designed to minimize irrigation and runoff, promote surface
infiltration where appropriate, and minimize the use of fertilizers and pesticides
that can contribute to stormwater pollution.
E. Pool, Spa, and Fountain Discharges
Swimming pool discharge drains shall not be connected directly to the storm
drain system or to the sanitary sewer system. When draining is necessary, a
hose or other temporary system shall be directed into a sewer (not storm drain
system) clean out. A sewer clean out shall be installed in a readily accessible
area.
F. Food Service Equipment Cleaning
Food senrice facilities shall have a sink or other area f or cleaning floor mats,
containers, and equipment, which is connected to a grease interceptor and the
sanitary sewer. The sink or cleaning area shall be large enough to clean the
largest mat or piece of equipment to be cleaned. New buildings constructed to
Page 1 of 4
house food service facilities shall include a covered, bermed area for a dumpster.
Grease removal devices shall be maintained in good operating conditions at all
times. The discharger shall develop and maintain a record of periodic
maintenance, and pumping of the removal device records shall be retained for a
period of not less than three (3) years.
G. Refuse Areas
1) New buildings constructed to house food service facilities shall include a
covered, bermed area for dumpster.
2) Exterior (outdoor) drains may be connected to the sanitary sewer only ff the area
in which the drain is located is covered or protected from rainwater run-on by
berms and/or grading, and appropriate wastewater treatment approved by the
director is provided.
H. Outdoor Process Activities/Equipment'
1) Exterior (outdoor) drains may be connected to the sanitary sewer only if the area
in which the drain is located is covered or protected from rainwater run-on by
berms and/or grading, and appropriate wastewater treatment approved by the
director is provided.
2) Secondary containment shall be provided for exterior work areas where motor oil,
brake fluid, gasoline, diesel fuel, radiator fluid or other hazardous materials or
hazardous wastes are used or stored. Drains shall not be installed within the
secondary containment areas. The director may allow a drain for work areas (but
not for hazardous storage areas) is the drain is connected to a wastewater
treatment facility approved by the director.
I. Outdoor Equipment/Materials Storage
1) Exterior (outdoor) drains may be connected to the sanitary sewer only if the area
in which the drain is located is covered or protected from rainwater run-on by
berms and/or grading, and appropriate wastewater treatment approved by the
director is provided. Any loading dock area with a sanitary sewer drain shall be
equipped with a fail-safe valve, which shall be kept closed during periods of
operation. Such connections shall not be permitted within the following areas:
a. Equipment or vehicle washing areas;
b. Areas where chemicals, hazardous materials, or other uncontained
materials are stored unless secondary containment is provided;
c. Equipment or vehicle fueling areas or fluid changing areas;
d. Loading docks where chemicals, hazardous materials, grease, oil, or
waste products are handled.
2) Secondary containment shall be provided for exterior work areas where motor oil,
brake fluid, gasoline, diesel fuel, radiator fluid or other hazardous materials or
hazardous wastes are used or stored. Drains shall not be installed within the
' Examples of businesses that may have outdoor process activities and equipment include machine shops
and auto repair shops, and industries that have pretreatment facilities.
Page 2 of 4
secondary containment areas. The director may allow a drain for work areas (but
not for hazardous storage areas) is the drain is connected to a wastewater
treatment facility approved by the director.
K. Vehicle/Equipment Repair and Maintenance
1) The owner of every newly constructed, remodeled, or converted commercial or
industrial facility shall comply with the following requirements upon
commencement of discharge.
Interior floor drains to the sanitary sewer system may not be placed in areas
where hazardous materials, hazardous wastes, industrial wastes, industrial
process water, lubricating fluids, vehicle fluids or vehicle equipment cleaning
wastewater are used or stored, unless secondary containment is provided for all
such materials and equipment. The director may allow an exception to this
requirement under the following circumstance:
a. When the drain is connected to a wastewater treatment unit approved by
the director.
2) Interior floor drains shall not be connected to the storm drain.
L. Fuel Dispensing Areas
Fueling areas2 shall have impermeable floors and rain covers that extend a minimum
of ten feet in each direction from each pump.
M. Loading Docks
1) Exterior (outdoor) drains may be connected to the sanitary sewer only if the area
in which the drain is located is covered or protected from rainwater run-on by
berms and/or grading, and appropriate wastewater treatment approved by the
director is provided. Any loading dock area with a sanitary sewer drain shall be
equipped with a fail-safe valve, which shall be kept closed during periods of
operation.
2) Exterior drains shall be connected to the storm drain. Such connections shall not
be permitted within the following areas:
a. Loading docks where chemicals, hazardous materials, grease, oil, or
waste products are handled.
N. Fire Sprinkler Test Water
Fire sprinkler test water shall not be discharged into the storm sewer system.
Discharge shall be routed to the sanitary sewer.
O. Miscellaneous Drain or Wash Water
1) Boiler drain lines shall not be connected to the sanitary sewer system and may
not be discharged to storm drain system.
� The fueling area shall be defined as the area extending a minimum of 6.5 feet from the corner of each fuel
dispenser or the length at which the hose and noale assembly may be operated plus a minimum of one
foot, whichever is greater.
Page 3 of 4
2) Condensate lines shall not be connected or allowed to drain to the storm drain
system.
3) Roof drains may discharge to the storm drain system, provided that all roof
equipment, tanks, and pipes containing other than potable water, cooling system
water, or heating system hot water have secondary containment.
Page 4 of 4
RESOLU'I'ION APPROVING CATEGORICAL EXEMPTION AND CONDITIONAL
USE PERMIT 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
conditional use pern�it amendment to expand and change the classification of an existin�� food
establishment at 1125 Burlin�ame Avenue, zoned G1, Subarea A, Burlin�ame Avenue
Commercial Area, Salma Family Limited Partnership, pro�erty owner, APN: 029-211-260;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
June 12, 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:
On the basis of tl�e 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), interior or exterior alterations involving such things as interior
partitions, plumbing, and electrical conveyances, is hereby approved.
2. Said conditional use permit amendment is approved, subject to the conditions set forth in
Exhibit "A" attached hereto. Fi�iciings for such conditional use permit amendment 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 12`h day of June, 2006 by the following vote:
Secretary
EXHIBIT "A"
Conditions of approval for categorical exemption and conditional use permit amendment.
1125 Burlingame Avenue
Effective June 22, 2006
Page 2
that the project shall be built as shown on the plans submitted to the Planning Department
date stamped June 1, 2006, slleets A-OP, A-1P and A-2P;
2. that this business location occupied by a full service food establishment, with 875 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;
3. that the 875 SF area of on-site seating of the full service food establishment shall only be
enlarged or extended to any other areas within the tenant space by an amendment to this
conditional use pern�it;
4. that this full service food establishment may be open seven days a week, from 10:00 a.m.
to 10:00 p.m., with a maximum of 11 full-time employees and three part-time employees
on site at any one time, including the business owner and manager;
5. 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 as approved by the City Engineer
and Fire Department;
6. that the business shall provide litter control along all frontages of the business and within
fifty (50) feet of all frontages of the business;
7. that an amendment
prepared food from
this premise;
to this conditional use permit shall be required for delivery of
8. that there shall be no food sales allowed at this location from a window or &om any
opening within 10' of the property line;
9. that if this site is changed from any food establishme�lt use to any retail or other use this
conditional use permit shall become void and a food establishment shall not be replaced
on this site;
] 0. that seating on the sidewalk outside the food establishment shall require an encroachment
permit and shall conform to the requirements of any encroachment permit issued by the
city;
11. that the conditions of the Chief Building Official's April 12, 2006 memo, the City
Engineer's April 17, 2006 memo, the Fire Marshal's April 19, 2006 memo, the Recycling
Specialist's April 24, 2006 memo and the NPDES Coordinator's April 17, 2006 memo
shall be met; and
-2-
EXHIBIT "A"
Conditions of approval for categorical exemption and conditional use permit amendment.
1125 Burlingame Avenue
Effective June 22, 2006
Page 2
12. 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, and that
failure to comply with these conditions or any change to the business or use on the site
which would affcct any of these conditions shall require an amendment to this use permit.
-3-
�� GITY o,� CITY OF BURLINGAME
'� PLANNING DEPARTMENT
BURLlNGAME 501 PRIMROSE ROAD
� BURLINGAME, CA 94010 "'f
q . TEL (650) 558 7250 • FAX: (650) 696-3
,,,,�.°� �vww.burlingame.org � L
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' 7. R
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Site:1125 BURLINGAME AVENUE '
The City of Bu�lingame Planning Commission
announces the following public hearing on Monday,
June 12, 2006 at 7:00 P.M. in the City Hall Council �
Chambers, 501 Primrose Road, Burlingame, California: j
Application for conditional use permit amendment to �,
expand and change the classification of an existing food �
establishment at: 1125 BURLINGAME AVENUE zoned
C-1. (APN: 029-211-260). �
Mailed: June 2, 2006
(Pleusc� rcfe�- tn nther side)
CITY OF BURLINGAME
A copy of the applic�ttion and plans for this projecf m�ry be reviewed prior
to the meeting at tl�e Pl�inning Department at 5�1 Primrose Road,
Burlingame, Califc►rnia.
[t� you challenge the suhjcct applicatiun(s) in court, you may be limited to
raising only th��se issucs you or someonc else raised at thc public hearing,
described in the n�ticr or in written eorrespondence clelivcred to the city
at or prior to th�: i�uhlic hearin`�.
Property owners who receive this notice are responsible for informing
their tenants ah<xrt this noticc. For additiuna( inform�►tion, please call
(6S0) SS8-7250. Thank you.
Margaret Monroe �"�'` ���'t�`w."" :;!'��'�'..fi�}
City Planner
PUBLIC HEARING NOTICE
(Plc�ase refer tn othc�i- sicte)
R
016Fi16504325
$ 00.240
Mailed From 94010
US POSTAGE
PUBLIC HEARING
NOTICE
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City of Burlingame
Corrditional Use Permit Amendment
Item # �
Study Item
Address: 1125 Burlingame Avenue Meeting Date: 8/22/06
Request: Conditional use permit amendment to expand and change the classification of an existing food
establishment.
Applicant: Gokhan Kahraman, Kahraman LLC APN: 029-211-260
Property Owner: Salma Family Limited Partnership Lot Area: 15,400 SF
Designer: Arnie Gapesin, A&T Design Group Zoning: C-1, Subarea A
General Plan: Commercial, Service and Special Sales
Current Uses: Specialty shop food establishment with 385 SF of seating at 1125 Burlingame Avenue (La
Salsa) and retail jewelry store at 274 Lorton Avenue (White Dove Jewelry Exchange).
Proposed Use: Change the classification of the existing food establishment from specialty shop to full service
and expand into existing retail tenant space at 274 Lorton Avenue.
Allowable Use: Full service food establishment with a conditional use permit amendment.
History: On January 10, 2000, the Planning Commission approved a conditional use permit amendment for a
specialty shop food establishment (La Salsa) with 385 SF of on-site seating at 1125 Burlingame Avenue, zoned
C-1, Subarea A. La Salsa, a specialty food shop, is currently operating at this location.
Summary: The site is located at the corner of Burlingame Avenue and Lorton Avenue. Currently, there is a
specialty shop food establishment (La Salsa) at 1125 Burlingame Avenue (l,l 82 SF) and a retail jewelry store
(White Dove Jewelry) next door at 274 Lorton Avenue (731 SF ground floor retail + 731 SF storage basement).
With this application, the applicant is proposing to change the food classification of the existing food
establishment from specialty food shop to full service food establishment and expand into the adjacent retail
space currently occupied by the jewelry store.
The proposed combined space would total 2,644 SF (1,913 SF on the ground floor and a 731 SF basement). The
existing basement (731 SF) will used by the food establishment for storage. The full service food establishment
will have approximately 875 SF of seating area (the previous specialty food shop had 385 SF of on-site seating).
A conditional use permit amendment is required for the following:
• Conditional use permit amendment to change the food classification in an existing food establishment from
specialty food shop to full service food shop (CS 25.36.042, e, 4); and
• Conditional use permit amendment to increase the seating area in a food establishment from 385 SF to
875 SF (CS 25.36.042, d).
The project includes interior remodeling, combining the two tenant spaces and renovating the existing facades on
Burlingame Avenue and Lorton Avenue. The existing recesses on Burlingame Avenue and Lorton Avenue will
be filled in. Two new entrance recesses will be located on Lorton Avenue, at the corner and approximately 55'
from the corner. The entrance doors will be recessed approximately 5'-0" from the face of the storefront along
Lorton Avenue. The applicant is also proposing to replace the existing tile base with stucco and make changes to
the window system. In addition, the applicant is proposing to replace the existing awning system which currently
wraps around the building and located over the existing windows.
A full service food establishment is defined as a business which sells food prepared indoors on the premise with a
full menu and provides an indoor seating area of at least 250 SF. Operating criteria for a full service food
establishment include most or all of the following: served by waiters to seated customers and where payment is
('u�dr(roiiu! Use Permi� Ameiutmen!
l 125 Burlinganie Avenuc
� made at the end of the meal; presence of a full commercial kitchen and commercial dishwasher; and food is
served on ceramic plates with metal flatware and cloth napkins.
The full service food establishment will have approximately 875 SF of seating area. Tables will be provided as
well as a limited service bar (8 seats). The business will have a maximum of 4 full-time and 4 part-time
employees on weekdays and 5 full-time and 5 part-time employees on weekends. The applicant projects a total
of 35 customers per day on weekdays and 45 customers per day on weekends. In the future, the applicant
anticipates a total of 50 customers per day on weekdays and 55 customers per day on weekends. A maximum of
75 people are expected on site at any one time, including the owner, employees and customers. The food
establishment will be open seven days a week, from 10:00 a.m. to 10:00 p.►n.
Personal and retail services on the first floor in the Burlingame Avenue Commercial Area are exempt from
vehicle parking requirements as set forth in code section 25.36.040 (d). Since there is no expansion of footprint
or floor area or intensification of use (retail to retail) is proposed with this application, no additional on-site
parking is required.
There is a paved area at the rear of the tenant spaces on this site, on the southeast corner of this parcel that is 31' x
60' (1,860 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. The existing on-site parking is not code complying and
does not count toward meeting the on-site parking requirement for any use currently on-site. However, Planning
staff would note that as part of the conditional use permit amendment and parking variance approval for the food
establishment at 1123 Burlingame Avenue (approved in June, 2005), a new 10' x 20' striped parking space will be
required (shown on Site Plan). This parking space will be labeled for use only by 1123 Burlingame Avenue. The
trash container enclosure for this applicant shall also be located in this rear paved area and they will need to
provide direct access to if from the tenant space.
1125 Burlingame Avenue
Lot Area: 15,400 SF
Existing
Use:
Seating Area:
La Salsa (specialty shop)
at 1125 Burlingame Ave
White Dove Jewelry (retail)
at 274 Lorton Ave
_ _ _ __ _ .
385 SF
Parki�rg:
[I]
(1 space to be installed and I
used only by tenant at 1123 '
Burlingame Ave)
Plans date stamped: May 9, 2006
Proposed Allowed/Req'd.
Full service food ; Conditional use permit
establishment and expand
into existing retail space
at 274 Lorton Ave
875 SF
amendment required to
change classification from
specialty shop to full service
food establishment
_ __
full service food
establishment must have at
least 250 SF
__ _ _ __.
none required for
retail uses on
Burlingame Avenue
none
Ce�rtdiliunal Llse l'ermit Amendnrenl
lIZS Burlrngume At�ent�e
Staff Comments: See attached. Planning staff would note based on the current food establishment regulations if
a'specialty shop' is changed to any other classification of food establishment the site shall not return to specialty
shop use (CS 25.369.042, e, 4). The property owner and applicant have been made aware of this limitation.
Planning staff would note that this project is not subject to commercial design review for the changes proposed
on the Burlingame Avenue and Lorton Avenue facades for the following reasons:
a. The frontage along Burlingame Avenue is 20'-2". Any fa�ade with less than 25'-0" of frontage is exempt
from commercial design review (CS 25.57.015, a); and
b. Less than 50% of the fa�ade along Lorton Avenue is changing. Commercial design review is only
required if changes are proposed to more than 50% of the fa�ade (CS 25.57.010, b, 3). Please refer to the
attachment (11 " x 17") in staff report prepared by Planning staff documenting the proposed changes along
Lorton Avenue.
Ruben Hurin
Planner
c. Gokhan Kahrama, Kahraman LLC, applicant