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Home My WebLink About1152 Burlingame Avenue - Staff ReportItem No. �f Action Item PROJECT LOCATION 1152 Burlingame Avenue City of Burlingame Commercial Design Review Address: 1152 Burlingame Avenue Item No. � Action Item Meeting Date: May 9, 2011 Request: Commercial Design Review for changes to the front fa�ade of an existing commercial storefront in Subarea A of the Burlingame Avenue Commercial Area. Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 - Existing facilities, Class 1(a) of the CEQA Guidelines, which states that interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances are exempt from environmental review. Applicant: La Boulange Cafe & Bakery Architect: Lisa Harvey, Harvey Architecture Property Owner: Avtar Johal General Plan: Shopping and Service APN: 029-153-120 Lot Area: 3792 SF Zoning: C-1, Subarea A History: On January 11, 2011, an application for Commercial Design Review for changes to the front faCade of an existing commercial storefront and Conditional Use Permit for a full service food establishment in Subarea A of the Burlingame Avenue Commercial Area was approved by the Planning Commission. The exterior change included a minor alteration to the entry at the right side of the front faCade to comply with exiting and disabled- accessible requirements. Since the approval in January 2011, La Boulange Cafe & Bakery leased the space and would now like to alter the front faCade to reflect their business image. Therefore, a new application for Commercial Design Review is required. Planning staff would note that since this request for Commercial Design Review includes replacing stucco walls with painted wood paneling, wood cornice trim and wood windows and doors, which is consistent with existing commercial storefronts in the commercial area and would enhance the pedestrian connection at street level, the application was placed directly on the action calendar. If the Commission feels there is a need for more discussion, this item may be placed on a future action calendar for a second review and/or public hearing with direction to the applicant. Since La Boulange Cafe & Bakery meets most of the operating criteria of a full service food establishment and will comply with the conditions of approval of the Conditional Use Permit approved in January 2011, an amendment to the Conditional Use Permit is not required. Project Description: The applicant, La Boulange Cafe & Bakery, is proposing changes to the front fa�ade of the existing tenant space located at 1152 Burlingame Avenue, zoned C-1, Subarea A, Burlingame Avenue Commercial Area. This project is subject to Commercial Design Review because it includes changes to the front fa�ade of a storefront located in Subarea A of the Burlingame Avenue Commercial Area. The existing building contains stucco walls, glass doors and a frameless window system. The applicant is proposing cover the storefront fa�ade with painted wood paneling and cornice trim, painted operable wood windows and entry doors and low profile fabric awnings. The existing tile roof would remain. The applicant provided photographs of existing storefront fa�ades at locations throughout the bay area (attached). All other zoning code requirements have been met. The applicant is requesting the following application: ■ Commercial Design Review for changes to the front fa�ade of an existing commercial storefront in Subarea A of the Burlingame Avenue Commercial Area (CS 25.57.010 (c)). Staff Comments: The project is concurrently being reviewed by various City divisions through the building permit application process. The Parks Supervisor notes that street trees cannot be installed at this location due to the amount of existing underground utilities. Commercial Design Review 1152 Burlingame Avenue Design Review Criteria: The criteria for Commercial Design Review as established in Ordinance No. 1652 adopted by the Council on April 16, 2001 are outlined as follows: 1. Support of the pattern of diverse architectural styles that characterize the city's commercial areas; 2. Respect and promotion of pedestrian activity by placement of buildings to maximize commercial use of the street frontage, off-street public spaces, and by locating parking so that it does not dominate street frontages; 3. On visually prominent and gateway sites, whether the design fits the site and is compatible with the surrounding development; 4. Compatibility of the architecture with the mass, bulk, scale, and existing materials of existing development and compatibility with transitions where changes in land use occur nearby; 5. Architectural design consistency by using a single architectural style on the site that is consistent among primary elements of the structure, restores or retains existing or significant original architectural features, and is compatible in mass and bulk with other structure in the immediate area; and 6. Provision of site features such as fencing, landscaping, and pedestrian circulation that enriches the existing opportunities of the commercial neighborhood. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: that the project shall be built as shown on the plans submitted to the Planning Division date stamped April 21, 2011, sheets A.1, A.2 and A.5; 2. that any changes to the size or envelope of building, which would include changing or adding exterior walls or parapet walls, shall require an amendment to this permit; 3. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staf�; 4. 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; 5. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 6. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; -2- Commercial Design Review 1152 Burlingame Avenue 7. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; 8. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2010 Edition, as amended by the City of Burlingame; and THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 9. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. Ruben Hurin Senior Planner c. Lisa Harvey, Harvey Architecture, architect Attachments: Application to the Planning Commission Explanation Letter, date stamped April 21, 1011 Photographs of Existing La Boulange Cafe & Baker Storefronts, date stamped May 2, 2011 Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed April 29, 2011 Aerial Photo -3- =��.�; 1�' � 1 BI,.iLINC.aMF �� II� COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: C� Design Review ❑ Variance ❑ Conditional Use Permit ❑ Special Permit ❑ Parcel #: VZI • I �,� • �� Other: PROJECT ADDRESS: �� sZ U�Jr�ii�t�4iry� /�v�c , APPLICANT project contact person r�/ PROPERTY OWNER project contact person ❑ OK to send electronic copies of documents fY OK to send electronic copies of documents ❑ Name: ��- U c�v�4,.�1�-G Name: �✓�� ' , � ��" � Address: 23Z$ f i�-c Sr� Address: l3C�0 ,(�Ur��nat�.n�t�G �v�. City/State/Zip: S� F�✓tc�SGo �! �1�j///S City/State/Zip: ��J��lnc�t,r�-+�G G� �"I��/� Phone Fax 'yi5-yyo- v s56 �f. zz> y�d = zqz- �v7i�- E-mail: ��Gv� � � �li,�c��c✓�c(�a.�G��"�/, GC�ti Phone: � 5U -" �yZ— `� �S �FS Fax: � SC� — 3�^12 —Z %�� E-mail: f'�i�c,•��n{S�oP�c��cir� Gak-1 ARCHITECT/DESIGNER Pro]ect contact Person ❑ OK to send electronic copies of documents ❑ Name: �� SCc, �Gcr1/-G y �f G��T�CG I Address: 2� �1'-CGr ��w Av� . City/State/Zip: ��c.rt F'rr.wt�� 5 L o, C� �'�' ��/O '`� M� �� ~� � i V� D �;. :�_ + Phone: yI S- �v�$- �-/$l.Z .._.. Fax: �//� Co �'//- D�-( $ 2 -� � 21 2011 /� . ;;IT'r OF BURLIN ;AME E-maiL �4�e.�'lJ� y(� �� iid sPr�nu . GON�J t,C�EJ-PI_ANNING �1V. * Burlingame Business License #: .2 (�'S y6 PROJECT DESCRIPTION: _►5.-� /`'IO��G �� r� P�� dnd i'S wv+c� (�� iN�ou,S� r��4.�J�s '� CcLtc,�-e AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury hat the information given herein is true and correct to the best of my knowledge and b ief. Applicant's signature: Date: �`'2 � �� I am aware of the proposed application Commission. d Property owner's signature: * Verification that the project Finance Department at the t Date: �'' 2 ( � ( I Date submitted: �' 21' �� /designer has a valid Burlingame business license will be required by the ication fees are paid. the above applicant to submit this application to the Planning S: �HANDOUTS�PCApplication.doc �', :l i� L:: �� 1 S_A Ei t: Fl }- �� R�CEIVED APR 2 I 2011 Project Address Description : Application No.: Lot Area : Zoning CITY OF BURLINGAME �DD-PLANNING D!V 1152 Burlingame Avenue Tenant Improvement of La Boulange Cafe and Bakery B11-0093 3792 SF C-1, Subarea A Food Establishment Use (Code Section 25.36.042) Decription of how La Boulange will operate: La Boulange Cafe and Bakery will operate as a counter service restaurant. For customers that dine in, food will be brought to the table using a number that was assigned to customer's order at point of purchase. The restaurant is open seating and food will be served on ceramic plates with metal flatware and paper napkins. For customers that take-out, food will be packaged in togo boxes with paper napkins and biodegradable flatware. Description of how the fa�ade will be built and look: The current fa�ade will be cover with commercial grade MDO plywood then decorative wood trim will be added to create the finished fa�ade look. One coat of primer will be added followed by one coat of base color, and then the final blue color. Operable wood windows and wood entry doors will be installed. Roll out awnings will be installed with silk-screened valances. � � - ,,..�., � �i�a� � • � � - � � t ,. 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"`,:1 ' _w .. .,' : .. �� " �° ,; ' � = ' MAY 201 �; F�., � . _ - - " 2 � -�-- • t , , y,,� � , -,,-- - � - ..__' L � � �. t : � --- - _.;:._._ �, ,,,,'°�,`� � ` � i; A ' t 1, �j „'� CITY OF SURLINGAI�IE J_ _ - _. ��.osv�, --•+°-- � �� i `` �� CDD-PLANNING DI'J. �a __ — rti _ ' T ` . , ` y 'i � '_ i, •�� , � r'. � '� L._�^, ` . . . -- '1 \;. �. _ .. ` � � +y�_ ` � __ —� � ,_ �__, - ' T y;k � - ' �. � �- _ _ _ . - f `�.y.e f._ �:5 _"'_'_ �.v._ ._'!aY�L.i�,_X-�ii RESOLUTION APPROVING CATEGORICAL EXEMPTION AND 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 Commercial Desiqn Review for chanqes to the front fa�ade of an existing commercial storefront in Subarea A of the Burlinqame Avenue Commercial Area at 1152 Burlingame Avenue, zoned C-1. Subarea A, Burlinqame Avenue Commercial Area, Avtar Johal, 1300 Burlinqame Avenue. Burlinqame. CA, 94010, property owner. APN: 029-153-120; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Mav 9, 2011, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Article 19, Section: 15301 - Existing facilities, Class 1(a), interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances, is hereby approved. 2. Said Commercial Design Review is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Commercial Design Review are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairman I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 9th dav of Mav, 2011 by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption and Commercial Design Review. 1152 Burlingame Avenue Effective May 19, 2011 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped April 21, 2011, sheets A.1, A.2 and A.5; 2. that any changes to the size or envelope of building, which would include changing or adding exterior walls or parapet walls, shall require an amendment to this permit; 3. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 4. 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; 5. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 6. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 7. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; 8. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2010 Edition, as amended by the City of Burlingame; and THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 9. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. CITY OF BURLINGAME ��\� COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD �<i,, BURLINGAME, CA94010 '- - a'�' M1,. PH: (650) 558-7250 • FAX: (650) 696-3790 -+i - - www.burlingame.org : ; � - , � � :�<_ "°",� Site: 1152 BURLINGAME AVENUE � y�� r �y r'� r.f `'� .- � `v.L;�.- _ ', �-' ___ The City of Burlingame Planning Commission announces the pUBLIC HEARING following pu6lic hearing on MONDAY, MAY 9, 2011 at NOTICE 7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road, Burlingame, CA: Application for Commercial Design Review for changes to the front fa�ade of an existing commercial 6uilding in the Burlingame Avenue Commercial Area at 1152 BURLINGAME AVENUE Zoned C-1, Subarea A, Burlingame Avenue Commercial Area. APN 029-153-120 Mailed: April 29, 2011 (Please refer to other side) Cif�� of Burlinqame A copy of the application and p lans for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. lication s in court, you may be limited to If you challenge the subject app i) raising only those issues you or someoCe eondence delive ed ollthe city at or described in the notice or in written co p prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. For additional information, please call (650) 558-7250. Thank you. William Meeker Community Development Director pUgLIC HEARING NOTICE (Please refer to other side) ,� ��., ' � ti � 4 ;,,, �.F an �,' �� ,� w � '✓ r �•/ r i �,` S� / / ,t � 7#. , � �' t t,' ,�. �. � : "i� `��;` .�:. . a ' �t��u Y '��,��'��.. � �� i � i.� � t � � .��y°T-.: � � tf � i" �z , �.�� .. ✓ ��. v� , ' � �i �... 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