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HomeMy WebLinkAbout1207 Burlingame Avenue - Staff Report4r�, C I T Y : � 1 .�� � DATE TO FROM CITY OF BURLINGAME Community Development Department MEMORANDUM September 18, 2013 Planning Commission Ruben Hurin, Senior Planner Director's Report Meeting Date: September 23, 2013 SUBJECT: FYI — CLARIFICATION OF REQUESTED CHANGES TO A PREVIOUSLY APPROVED COMMERCIAL DESIGN REVIEW PROJECT AT 1207 8� 1209 BURLINGAME AVENUE, ZONED BAC. History: An application for Commercial Design Review for changes to the fa�ade of an existing commercial building at 1207 & 1209 Burlingame Avenue, zoned BAC, was approved by the Planning Commission on June 24, 2013 (see attached June 24, 2013 Planning Commission Meeting Minutes). A condition of approval requires that the applicant submit an FYI application to provide clarification regarding the replacement tile and horizontal band. On August 26, 2013, the Planning Commission reviewed an FYI memo for clarification of requested changes to a previously approved commercial design review project for the Kate Spade storefront at 1207 Burlingame Avenue and the surrounding building fa�ade and entry door at 1209 Burlingame Avenue. After reviewing the clarifications regarding the replacement tile and horizontal band, the Commission did not accept the clarifications and expressed concerns and/or requested additional information regarding the tile surrounding the Kate Spade storefront, the design of the entry door to the second floor of the building at 1209 Burlingame Avenue (located between Kate Space and Kupfer Jewelry) and the proposed horizontal trim on the ground floor. Since the concerns expressed by the Planning Commission focused on the exterior materials of the building surrounding the Kate Spade storefront (building owner's responsibility) and to avoid delaying the issuance of a building permit for the Kate Space improvements, Planning staff determined that the building owner may submit a separate FYI application for review of the exterior building materials. The building owner will be applying for a separate building permit to complete the fa�ade improvements surrounding the Kate Spade storefront and the entry door to the second floor. Summary: In response to the Planning Commission's concerns regarding the tile on the fa�ade of the building, design of the entry door at 1209 Burlingame Avenue and horizontal trim band on the ground floor, the applicant submitted a response letter and revised plans dated September 17, 2013 which reflect the following changes: The previously proposed 8" wide trim band and the existing 2" x 2" square tile below the trim band on the ground floor has been eliminated. In its place, the 3" x 6" rectangular subway tile, which now exists on the upper half of the building, will be extended down to the sidewalk to match (similar to The Melt at 1401 Burlingame Avenue). The property owner notes he is currently working with tile vendors to find a match for the 3" x 6" subway tile. ■ The existing entry door and sidelight at 1209 Burlingame Avenue, which provides access to the second floor of the building, will be replaced with a new clear tempered glass door Community Development Department Memorandum September 18, 2013 Page 2 with a dark anodized aluminum frame. The property owner considered the Commission's suggestion to eliminate the sidelight and install a single wide door, however it was determined that the existing landing on the interior side of the door (measured from the door to the interior stairway) is not deep enough to accommodate a wider door (see Partial Floor Plan on sheet A2-1, date stamped September 17, 2013). The existing and proposed sidelights are operable. Planning staff would also note that the exterior wall to the left of the entry door has been widened by approximately 18" to accommodate the required recessed fire department connection. Other than the changes listed above and explained in the property owner's letter and on the revised plans, 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. 1207 1211 Burlingame Ave Llc, property owner ATTACHMENTS: Explanation letter submitted by property owner, dated September 17, 2013 Revised Building Elevations, date stamped August September 17, 2013 and Originally Approved Building Elevations ��.� t� �� KPM&C, Inc. Karp Property Management & Consulting, Inc. Ronald M. Karp DRE License #0088189 September 17, 2013 Burlingame Planning Commission City of Burlingame Attention: Ruben Hurin 501 Primrose Road Burlingame, CA 94010 RE: FYI 1207-1209 Burlingame Avenue Dear Ruben, �EP 1 7 2",i� _ _ :�r ��. t>�i�-` n.1 �... . _ "" C3L, L�i"•�-,.,�.fIG C�� ' Attached is Landlord's Architect's sheet A2-1, showing the following "FYI" clarifications: • Replacing the existing 1209 Burlingame Avenue entry door and operative sidelight door with will be 9' to match Kate Spade's door height. Sidelight must remain and be operable due to existing stairs. • Eliminate band and replace tiles to match existing. Working with vendors to match tile. If you have any questions, please feel free to call or email me. Sincerely, .;� �,�-�-'— ,�;,� ,��f' �� �,.-,�• �.,..f_. onald M. Karp RMK:mI Enclosure /� . _. 1209 Burlingame Avenue, Burlingame, CA 94010 • 650.348.3055 • Fax 650.342.1121 • rtp3055fe?aol.com 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 OFAN 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. 11 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 ifthe 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: 12 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 between 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; 13 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. ChairSargent called fora voice vote on the motion to approve. The motion passed 5-1-1-0 (Commissioner DeMartini absent, Commissioner Gaul dissenting). Appeal procedures were advised. This item concluded af 8: 58 p. m. 14