HomeMy WebLinkAbout1207 Burlingame Avenue - Staff Reportn
BURLINGANIE
DATE:
TO:
FROM:
CITY OF BURLINGAME
Community Development Department
MEMORANDUM
August 19, 2013
Planning Commission
Ruben Hurin, Senior Planner
Director's Report
Meeting Date: August 26, 2013
SUBJECT: FYI — CLARIFICATION OF REQUESTED CHANGES TO A PREVIOUSLY
APPROVED COMMERCIAL DESIGN REVIEW PROJECT AT 1207
BURLINGAME AVENUE, ZONED BAC.
Summary: An application for Commercial Design Review for changes to the fa�ade of an
existing commercial building at 1207 Burlingame Avenue, zoned BAC, was approved by the
Planning Commission on June 24, 2013 (see attached June 24, 2013 Planning Commission
Meeting Minutes). A building permit has not yet been issued.
At the June 24, 2013 Planning Commission meeting, there was discussion regarding the
replacement tile and the 10" horizontal band separating the upper and lower tiles along the
building fa�ade. The Commission noted that the storefront has really delicate lines and
suggested that the horizontal band be changed to be more of a trim piece that provided a
transition from the tile above. A condition of approval requires that the applicant submit an FYI
application to provide clarification regarding the replacement tile and horizontal band.
The architect submitted a letter dated August 8, 2013, as well as the originally approved and
proposed plans, date stamped August 13, 2013, which clarify the proposed revisions to the
previously approved design review project. The existing 10" tall horizontal wood band will be
replaced with a narrower 8" wood band and will have a high gloss smooth painted finish to
match the existing tile. The existing tile above and below the horizontal band will remain and be
replaced and/or repaired to like new conditions.
Other than the changes detailed in the architect's letter, there are no other changes proposed to
the building facade. If the Commission feels there is a need for more study, this item may be
placed on an action calendar for a second review and/or public hearing with direction to the
applicant.
Ruben Hurin
Senior Planner
c. Camilo Espitia, architect
ATTACHMENT
Explanation letter submitted by architect, dated August 8, 2013
June 24, 2013 Planning Commission Minutes
Originally approved and proposed building elevations, date stamped August 13, 2013
ITIPIGI
A R C i l 1 T F. C T V Il F.
TPG Architecture, LLP
August 08, 2013
City of Burlingame
Planning Commission-Commercial Design Review
501 Primrose Road, 2�d Floor
Burlingame, CA 94010
Re:
Kate Spade-Commercial Design Review
1207 Burlingame Avenue
Burlingame, CA 94010.
Application Number: B13-0317
Dear Planning Commission staff;
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Please read below for the storefront design revision narrative for Application number: B13-0317
for storefront design FYI item for the August 26 2013 Planning Commission meeting:
As suggested by the Planning Commission, the existing wood cladded band that separates
the upper and lower tiles was reduced in width as to provide a more narrow and elegant
expression in accordance, not only to the Kate Spade design, but also with the design intent of
the urban expression of the entire district, specifically on Burlingame Avenue.
As always, thank you for your collaboration and please contact us should you have any
questions.
Regards
Camilo Espitia
TPG Architecture, LLP
360 Park Avenue South
New York, NY 10010
(212) 536-5169 direct
(212) 768-1597 fax
360 Park Avenue South
New York, NY 10010
212 768 0800
212 768 1597 fax
www. t p q a rc h i te ct u re . co m
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CITY OF BURLINGAME PLANN/NG COMMISSION — Approved Minutes June 24, 2013
6. 1207 AND 1209 BURLINGAME AVENUE, ZONED BAC —APPLICATION FOR COMMERCIAL DESIGN
REVIEW FOR CHANGES TO THE FA�ADE OF AN EXISTING COMMERCIAL BUILDING (KAREN HESS,
KATE SPADE, APPLICANT; TPG ARCHITECTURE, ARCHITECT; RONALD KARP, PROPERTY OWNER�
(STAFF CONTACT: RUBEN HURIN)
Reference staff report dated June 24, 2013, with attachments. Planning Manager Kevin Gardiner presented
the report, reviewed criteria and staff comments. Eleven (11) conditions were suggested for consideration.
No ex parte communications were reported and all Commissioners had visited the subject property.
Commission questions:
None
Chair Sargent opened the public hearing.
Karen Hess represented the applicant:
Heights of doors have been reduced to 9 feet.
Added mullion across the finro show windows.
Also showing entrance to office door at 1209 Burlingame Avenue to have new door and sidelite to
align with 1207 Burlingame Avenue.
Commission comments:
■ Has the height of the door been lowered from before? It looks the same. (Hess: It is at 9 feet right
now.)
■ Looks like the height of the doors is shown at 9 feet. Before the dimension was not specified but it
was around 10'-6". The existing frieze is at about 9'-3" so the doors as shown would be about 9
feet.
■ Horizontal mullion makes an amazing difference. Having that reference point really helps.
■ Replacing the giant pole handle on the door with what is shown now is also an improvement (Hess:
The handle is the shape of a bow and ties in with the brand.)
■ The skinny door at 1209 Burlingame, because it is narrow it looks really tall. Proportionally the other
door looks better. Maybe eliminate the sidelite and have just one big door.
■ The stucco band is actually a piece of wood that's falling apart. With the storefront going in, not
sure the stucco band needs to be such a fat thing. The storefront has really delicate lines, so
perhaps it could be more of a trim piece that provided a transition from the tile above.
■ The tile on the street level is like a mosaic, from Round Table. The tile above is significantly
different, it is an older 3" x 6" subway tile. It is a really pretty tile and it would be nice if something
could be found to match it. It would be nice if it could come down the walls, but not sure if it would
be practical.
■ Maybe just do something that would be similar, in the same color palette.
■ Building has a lot more character than originally thought. There are transom windows above that will
be covered by awning partially. Has there been consideration of something different like at Lucy or
Jane & Jack, where they've preserved the height of the transom window and then brought out an
overhang. It's very modern, steel structure, but preserves the transom. Becoming evident it is more
of a historical building so would like to keep the transoms.
■ Knows there is a corporate formula that needs to be worked into, but also work with downtown
design guidelines, not cover transoms.
■ Adding horizontal mullion helps. Door at 9 feet is a scale that can work. There is a limited palette to
work with in a storefront this wide. Replacing the office next door is an improvement even at 9 feet; it
is elegant.
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CITY OF BURLINGAME PLANN/NG COMMISSION — Approved Minutes June 24, 2013
(Hess: The canopy itself reduces the scale.)
Is there a canopy in the New York store? (Hess: No, not on Madison Avenue. Canopies are usually
used in places with smaller scale.)
The awning does not need to be cookie/cutter, canvas over piping. Could have something that is a
simple horizontal that provides the cover over the door but could be a bit more contemporary like the
rest of the storefront.
Ron Karp represented the property owner:
■ The cheap tiles will be removed. Per the letter from Jennifer Pfaff, will try to preserve the classic
subway tiles and add in more decorative ones. Where windows are have been filled in they have
been covered in sheet metal.
■ The designer has worked on what was discussed last time.
■ Regarding scale and height, the new street light posts will be 14 feet.
■ The office door at 1209 Burlingame can be a single door and remove the sidelite.
■ Wants to maintain the specialty food use for 6 months to do something else. Preserve the right in
the event the jewelry store goes away, could combine the jewelry store with the space behind.
■ Trying to find more subway tiles. Working with a company called Exquisite Surfaces to source the
tiles. Trying to match, but can't give a code number. They will be like kind, wants to preserve it.
Commission comments:
■ OK with maintaining the food use.
■ Change of materials would need to come back as an FYI.
■ Hoping the wood transition piece could be something more minimal — something more elegant that
would line up with the mullion on Kate Spade. Would need to be reviewed as an FYI.
■ Fire Clay Tile in San Jose may be able to match it. Locally made, does a lot of subway tiles with
different glazes.
There were no further comments and the public hearing was closed.
Commission comments:
■ Scale is better.
■ If the canopy was in line, the office door could have a canopy to match Kate Spade.
■ Concern about preserving the transom windows. Making suggestion that it does not need to be a
canvas awning. Downtown Specific Plan asks to preserve some of the architectural details like
transom windows and specifically says not to cover them with canvas or canopies.
■ Showing transoms on Sephora was great, and uncovering the transoms on The Melt. Not sure if the
existing ones here have value. From the historic photo it is hard to tell if they were transom windows
covered by a banner, or if there were ever transom windows there.
Chair Sargent reopened the public hearing.
Ron Karp spoke on this item:
Does not think what is thought to be transom are actually windows.
The diagram from Jennifer Pfaff shows wood, boxy square windows. They're not like the classic
ones at Sephora.
Question from Commission to Karen Hess:
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CITY OF BURLINGAME PLANN/NG COMMISSION — Approved Minutes June 24, 2013
Is the proposed blue awning the desired solution? (Hess: In our locations where we have awnings,
they are canvas over metal frame.)
Are there stores without awnings? (Hess: Yes, that is more common. Awnings are typically for the
quaint street locations.)
Is an awning needed here? (Hess: The storefront does recess in for shelter, but the awning adds a
feeling that is a little more quaint. Would also suggest infilling with same subway tile)
There were no further comments and the public hearing was closed.
Commission comments:
■ OK with the awning.
■ Like having transom windows, but not a big fan of canvas awnings. Would be interested in exploring
some different options for the awning.
■ As an "archetype" having a storefront with awning and transom windows above is a traditional order,
but that can be done in various contemporary finishes and modern materials and still achieve that
same effect.
■ In this instance they have gone with a 9-foot door, and effectively a transom window above that
going up to the underside of the awning being proposed. There is also mechanical equipment
shown behind where a transom window would be.
■ Would like to carry across the whole storefront. Want to match transom of the office door to match
so it would carry across.
■ The office door creates a break between Kate Spade and the jeweler. Likes interplay befinreen the
Kate Spade space, and the taller element of the door to the offices with the transom.
Commissioner Davis moved to approve the application, by resolution, with the following amended
conditions:
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
June 14, 2013, sheets T-0, A-D, A-E and A-1 through A-6;
2. that the replacement tile on the fa�ade and surrounding details shall subsequently be reviewed and
approved by the Planning Commission as a"FYI" item;
3. that the entrance door and surrounding trim of 1209 Burlingame Avenue shall subsequently be
reviewed and approved by the Planning Commission as a"FYI" item;
4. that any other 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;
5. 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�;
6. that the conditions of the Chief Building Official's May 30, May 16 and April 12, 2013 memos, the
City Engineer's May 23 and April 22, 2013 memos, the Fire Marshal's April 15, 2013 memo, and the
Stormwater Coordinator's April 18, 2013 memo shall be met;
7. 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;
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CITY OF BURLINGAME PLANN/NG COMMISSION — Approved Minutes June 24, 2013
8. 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;
9. 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;
10. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water
Management and Discharge Control Ordinance;
11. 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;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS
PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
12. that prior to scheduling the framing inspection, the project architect, engineer or other licensed
professional shall provide architectural certification that the architectural details such as window
locations and bays are built as shown on the approved plans; if there is no licensed professional
involved in the project, the property owner or contractor shall provide the certification under penalty
of perjury. Certifications shall be submitted to the Building Department; and
13. 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.
The mofion was seconded by Commissioner Sargent.
Discussion of motion:
Tile and surround detail come back for review as an FYI.
The replacement for the office door and surrounding elements at 1209 Burlingame Avenue come
back for review as an FYI.
ChairSargentcalled fora voice vote on the motion fo approve. The motion passed 5-1-1-0 (Commissioner
DeMartini absent, Commissioner Gaul dissenting). Appeal procedures were advised. This item concluded at
8: 58 p. m.
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