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Home My WebLink About1235 Burlingame Avenue - Staff Report� Item # 2. . b Consent Calendar PROJECT LOCATION 1235 Burlingame Avenue City of Burlingame Commercial Design Review Item # 2. b Consent Calendar Address: 1311 Burlingame Avenue Meeting Date: 1/26/04 Request: Commercial design review to remodel an existing commercial retail building. Applicant/Architect: The Gymboree Corporation, Thomas Dulik APN: 029-204-270 Property Owners: Barbara E. Kirkbride, c/o Henry Horn & Sons Lot Area: 8,100 SF General Plan: Shopping and Service Zoning: G1, Subarea A Previous Use: Retail store (Gary's Tux) Proposed Use: Retail store (Janeville) Allowable Use: Retail stores 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. Summary: The applicant, The Gymboree Corporation, is proposing to remodel an existing retail space at 1235 Burlingame Avenue, zoned C-1, subarea A. This project is subject to commercial design review because the storefront is 37'3" in width and more than 50% of the fa�ade facing the street is being changed. The existing space is 3,701 SF, which includes a 1,293 SF basement that will be used for storage. The previous tenant in this space was Gary's Tux and the new tenant proposed is Janeville, a retail clothing store. The project includes renovating the existing storefront. The door to the existing storefront is setback from the sidewalk and the windows angle in toward the door from the street. The proposed tenant improvement includes moving the storefront to the front property line. The entrance doors will be slightly recessed, about 3'-6", from the face of the storefront. There are wooden railings proposed at each side of the front door entrance creating a porch type appearance. The materials on the storefront will be wooden windows and doors, plaster surface with sill reveals, plaster corbel detailing above the windows and door, with a copper standing seam roof with two plaster dormers with vents. The change in tenants is not considered a change in use because it is going from a retail use to another retail use. There is no parking requirement for retail uses on the first floor on Burlingame Avenue. This applicant is seeking: • Commercial design review to remodel an existing commercial retail building (CS 25.57.010 — b,3). All other zoning code requirements have been met. Proposed Existing Allowed/Req'd. Use: Retail — Janeville, Retail — Gary's Tux Shop Retail a Gymboree store Parking: None None None required for retail uses on Burlingame Avenue Floor Area: No change 3,701 SF 3.0 FAR (1235 Burlingame Ave.) 3,701 SF Staff Comments: See attached. The trash and recycling bins will be located within the tenant space at the rear of the store. , Commercial Design Review 1235 Burlingame Avenue January 12, 2004 Regular Action Meeting: On January 12, 2004, the Planning Commission reviewed this project for commercial design review (see attached 1/12/04 Planning Commission minutes). The applicant noted at the meeting that a color rending was submitted to the Commission that shows the latest revision to the elevations. There were originally dormers proposed on the cooper awning, but they were eliminated because they made the storefront look fake. The Commission agreed that it looked better without the dormers. The Commission asked about the copper roofing material, and noted that they would prefer that it not look shiny. The applicant noted that this type of copper roofing will look aged and have a typical copper patina, it will not be shiny or reflective. There were no other comments and the Planning Commission voted to place this item on the consent calendar with no changes requested. The applicant has submitted a revised front elevation sheet A2.0, that shows the cooper roof awning with the dormers eliminated. The revised sheet has been inserted into each of the Commissioner's sets. Design Review Criteria: The criteria for 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. Findings: Based on the findings stated in the attached minutes of the Planning Commission's January 12, 2004, design review study meeting, the Commission feels that the applicant has done a nice design job consistent with the City's commercial design objectives, the building needs some tender loving care and this project does that, look forward to seeing the change, and for these reasons the project is found to be compatible with the requirements of the City's six commercial design review guidelines. Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be by resolution and include findings made for the design review. The reasons for any action should be clearly stated for the record. At the public hearing the following conditions should be considered: Commercial Design Review 1235 Burlingame Avenue that the project shall be built as shown on the plans submitted to the Planning Department date stamped December 12, 2003, site plan, floor plan and elevations; 2. that the copper roofing material on the awning shall not look shiny or reflective but shall have a typical copper patina; 3. that any changes to the size or envelope of building, which would include changing or adding exterior walls or parapet walls, moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to design review; 4. that the conditions of the City Engineer's, Recycling Specialist's and Fire Marshal's December 1, 2003, memos shall be met; and 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. Catherine Barber Planner c: The Gymboree Corporation, Thomas Dulik, applicant Date: To: From: Subject: Staff Review: � w�� - � Project Comments 12/1 /03 �City Engineer ❑ Chief Building Official ❑ Fire Marshal ❑ Recycling Specialist _ ❑ City Arborist ❑ City Attorney Planning Staff Request for commercial design review for a tenant improvement at 1235 Burlingame Avenue, zoned C-1, Subarea A, APN:029-204- 270 12/1 /03 � � f�`�?�z�i� �.�-.. �� ,�� - 0 Date: i �'�� m Reviewed by: � �. , � �a2�� .v� � �>.� . a-. ,,. . ��. Y,� , � . Project Comments Date: 12/1 /03 To: a City Engineer ❑ Chief Building Official ❑ Fire Marshal CC�Recycling Specialist ❑ City Arborist ❑ City Attorney From: Planning Staff Subject: Request for commercial design review for a tenant improvement at 1235 Burlingame Avenue, zoned C-1, Subarea A, APN:029-204- 270 Staff Review: 12/1/03 Applicant shall submit a Waste Reduction Plan and Recycling Deposit for this and all covered projects and sections of projects prior to any demolition, construction or permitting. 3 by: Date: „s yf.,.,�. c�: v v f �:.�.0 .•.^.° z :. .: Lr�. :i`:!n r. '::� �.. :.. ..— ..:'k.. '°2„'-` �`. n. . Project Comments Date: To: From: 12/1 /03 ❑ City Engineer ❑ Chief Building Official �Fire Marshal ❑ Recycling Specialist ❑ City Arborist ❑ City Attorney Planning Staff Subject: Request for commercial design review for a tenant improvement at 1235 Burlingame Avenue, zoned C-1, Subarea A, APN:029-204- 270 Staff Review: 12/1 /03 � t, .� �ti� � Reviewed by: ��`�G�--�/ Date: �� -�d� City of Burlingame Planning Commission Unapproved Minutes January 12, 2004 Chair Bojues callc�for a vote on the mo ' n to place this item on the consent calendar wh n arborist's report regardi g the neighboring tr has been submitted, reviewed by the Arborist, and recommen ons for trimming and - e protection during and following constructi have been made and added as nditions of approval. , e motion passed on a roll call vote 5-1-1 (C. Brownrigg dissenting, C. Keele sent). The Planning Commission's action is advisory and not appealable. This item concluded at 10:45 p.m. 12. 1235 BURLINGAME AVENUE, ZONED C-1, SUBAREA A— APPLICATION FOR COMMERCIAL DESIGN REVIEW FOR TENANT IMPROVEMENT (GYMBOREE CORPORATION, THOMAS DULICK, GYMBOREE CORPORATION, APPLICANT AND ARCHITECT; KIRKBRIDE C/O HENRY HORN & SONS, PROPERTY OWNERS�(30 NOTICED) PROJECT PLANNER: CATHERINE BARBER CP Monroe briefly presented the staff report and project description. There were no questions of staff. Chair Bojues opened the public comment. Thomas Dulik, Gymboree representative and applicant, 700 Airport Boulevard, noted that they had submitted a color rendering with the latest revision to the elevations, originally proposed dormers, these have been eliminated, it made the storefront look fake. Commissioners noted that it looks better without the dormers, and asked about the copper roofing material, would prefer that it not look shiny. The applicant noted that this type of copper roofing will look aged and have a typical copper patina, it will not be shiny or reflective. There were no other comments from the floor and the public hearing was closed. C. Keighran made a motion to place this item on the consent calendar with no changes requested. This motion was seconded by C. Osterling. Comment on motion: Think that the applicant has done a nice job, this building needs some tender loving care, look forward to seeing the change. Chair Bojues called for a vote on the motion to place this item on the consent calendar. The motion passed on a voice vote 6-0-1 (Cmsr. Keele absent). The Planning Commission's action is advisory and not appealable. This item concluded at 10:55 p.m. 13. NORTH BURLINGAME/ROLLINS ROAD I�I ' : ►hL'r ' - C PLAN — FIRST STUDY SESSION (277 MONROE/MAUREEN There was a consensus among ommissioners that since people in the audience h een waiting patiently for this item, we s d take public testimony first and then review the plan. ir Bojues opened the public comment, ng that at this meeting, the Commission will be review� e first two sections of the plan, the Intr ction and the Goals and Policies Sections. y ' Bruce �lshone, 500 Airport Boulevard, represent' roperty owner gden Drive, noted that he will come back and testify when the Commiss� considers the Use Section, but wanted to let the Commission know that the owners pro d a proj ect that g�erierally is consistent with the plan policies, and wanted them to be aware of the r submitted regarding the proposal. � ,: Matt Nassiri, 1832 Ro � s Road, noted that Yre has a business there and participated in all the workshops, appreciates the pro s developing the plan, has been there since 1988 and is very familiar with the area; 14 City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org �`, CIT7 �� +E APPLICATION TO THE PLANNING COMMISSION �..�..�•��° Type of application: Design Review %� Conditional Use Permit Variance Special Permit Other Parcel Number: Project address: 1235 t3uC�.L.IN6AM� �v��.luC APPLICANT PROPERTY OWNER Barbara Kirkbride, Harold E. Name: �YMt3� �oizt''oRsET�vl�l Name: Kirkbride & Elizabeth K. Reinhart '7oc� A1�1'o(�."j' ts�VD., c o enry orn ons ncorporated Address: sur-�t Zoo Address: 405 Primrose Road #300 City/State/Zip: ��--�N��"«, �� t4o�d Phone (w): CG �� 69 6-"1 s�� h�: � (�- C� sb� 6 q�-- � s� City/State/Zip: Burlinqame, CA 94010 Phone (w): 650-348-1 051 (h): �fl: 650-348-2304 � ARCHITECT/DESIGNER Name: TJ-loMAs au�.� K 7oC AIRP�RT C3LVb•/ Address: sv�-t� 2r� City/State/Zip: �t�uNbN`'�E � ca, q4o�d Phone (w): �GSa � 6`� 6 - ? s-7 � (n):_('4.c s� s� i- 8 t Sa (fl � C� sr� � G�[ �- 7 sst� Please indicate with an asterisk * the contact person for this project. PROJECT DESCRIPTION: �iuskN'T' 1 M 19�VE M E�T � P��L- �Ac� ol�t l3uRl1 u�b�l� P��E N � E• AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant's signature: � � Date: ��24 �0 3 I know about the proposed application and hereby authorize the above applicant to submit this application to the Planning Commission. Property owner's signature: ��,��- � �%� �� Date: � � �`b �3 .,- Date submitted: a -''� PCAPP.FRM ��, cirr o� CITY OF BURLINGAME BURLIN�AME PLANNING DEPARTMENT 501 PRIMROSE ROAD <,��. BURLINGAME, CA 94010 ,,..�,,,,,,•�'�� TEL: (650) 558-7250 Site: 1235 BURLINGAME AVENUE Application for commercial design review amendment for a tenant improvement at: 1235 BURLINGAME AVENUE, zoned C-1, Subarea A. (APN: 029-204-270). The City of Burlingame Planning Commission announces the following public hearing on Monday, ' January 26, 2004 at 7:00 p.m. in the City Hall Council �� Chambers located at 501 Primrose Road, Burlingame, � California. Mailed: January 16, 2004 (Please refer to other side) PUBLIC HEARING NOTICE _ CITY OF B URLINGAME A copy of the applic ' ��.�.. � to the meeting a la ' D, a; e�� aY be reviewed prior Burlingame, Cal' � rp �� 1 Primrose Road, u �� If you chal ge t � b�ect ap�l�cat�on(s} l�n cot�rt,�� u raising onl hos ssues �ou az; ;someone e�s�;s r�sed a described i t c� .�wr�tx � o ��p � � at or prior t t �� : � � 3 � �-� � � s � Property o ers o:r i tenants ab t thi no i" � � 1 onsi c �� mformatio � � � �`� , SSR-725n �.,U .. �,�., Margaret Mi City Planner � �� PU I ' � - :�, �1l�'�:`�* f �k * { � � .�. �� .- ,� �._:� � �� `� ��r - . :� - �, : � . �.. (Please refer to other side) be limited to blic hearing, d to the city ming their call (650) r • � 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 design review for a tenant improvement at 1235 Burlingame Avenue, zoned C-1, Subarea A, Barbara E. Kirkbride, propertv owner, APN: 029-204-270; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on January 26, 2004, 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. 2. Said commercial design review is approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for commercial design review are 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 26th day of Januarv, 2004, by the following vote: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: SECRETARY j� . EXHIBIT "A" Conditions of approval for categorical exemption and commercial design review. 1235 Burlingame Avenue effective February 5, 2004 1. that the project shall be built as shown on the plans submitted to the Planning Department date stamped December 12, 2003, site plan, floor plan and elevations; 2. that the copper roofing material on the awning shall not look shiny or reflective but shall have a typical copper patina; 3. that any changes to the size or envelope of building, which would include changing or adding exterior walls or parapet walls, moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to design review; 4. that the conditions of the City Engineer's, Recycling Specialist's and Fire Marshal's December 1, 2003, memos shall be met; and 5. 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. ��. . 1 City of Burlingame CommeYcial Design Review Address: 1311 Burlingame Avenue Request: Commercial design review to remodel an existing commercial retail building. Applicant/Architect: The Gymboree Corporation, Thomas Dulik Property Owners: Barbara E. Kirkbride, c/o Henry Horn & Sons General Plan: Shopping and Service Previous Use: Retail store (Gary's Tux) Proposed Use: Retail store (Janeville) Allowable Use: Retail stores Item # DSR Study Calendar Meeting Date: 1/12/04 APN: 029-204-270 Lot Area: 8,100 SF Zoning: C-1, Subarea A Summary: The applicant, The Gymboree Corporation, is proposing to remodel an existing retail space at 1235 Burlingame Avenue, zoned C-1, subarea A. This proj ect is subj ect to commercial design review because the storefront is 37'3" in width and more than 50% of the fa�ade facing the street is being changed. The existing space is 3,701 SF, which includes a 1,293 SF basement that will be used for storage. The previous tenant in this space was Gary's Tux and the new tenant proposed is Janeville, a retail clothing store. The proj ect includes renovating the existing storefront. The door to the existing storefront is setback from the sidewalk and the windows angle in toward the door from the street. The proposed tenant improvement includes moving the storefront to the front property line. The entrance doors will be slightly recessed, about 3'-6", from the face of the storefront. There are wooden railings proposed at each side of the front door entrance creating a porch type appearance. The materials on the storefront will be wooden windows and doors, plaster surface with sill reveals, plaster corbel detailing above the windows and door, with a copper standing seam roof with two plaster dormers with vents. The change in tenants is not considered a change in use because it is going from a retail use to another retail use. There is no parking requirement for retail uses on the first floor on Burlingame Avenue. This applicant is seeking: • Commercial design review to remodel an existing commercial retail building (CS 25.57.010 — b,3). All other zoning code requirements have been met. Proposed Existing Allowed/Req'd. Use: Retail — Janeville, Retail — Gary's Tux Shop Retail a Gymboree store Parking: None None None required for retail uses on Burlingame Avenue Floor Area: No change 3,701 SF 3.0 FAR (1235 Burlingame Ave.) 3,701 SF Staff Comments: See attached. The trash and recycling bins will be located within the tenant space at the rear ot the store. Catherine Barber Planner The Gymboree Corporation, Thomas Dulik, applicant � .,.� _ ,� CITY OF BURLINGAME '` • ' . PLANNING DEPARTMENT eu�ei;iN��±E 501 PRIMROSE ROAD BURLINGAME, CA 94010 �,,�_ �oJ��.�•°� TEL: (650) 558-7250 Site: 1235 BURLINGAME AVENUE Application for commercial design review for tenant improvement at: 1235 BURLINGAME AVENUE, ' zoned C-1, Subarea A. (APN: 029-204-270). The City of Burlingame Planning Commission announces the following public hearing on Monday, January 12, 2004 at 7:00 P.M. in the City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. Mailed: December 31, 2003 (Please refer to other side) A copy of the a to the meeting Burlingame, Cal If you chal ge raising onl ho� described i tt�p at or prior t tt� Property o ers tenants ab t th. 558-7250. ank s Macgaret o� City Planner PUBLIC HEARING NOTICE CITY OF B URLINGAME ay be reviewed prior �la � D pai entM .�'i,Cl Primrose Road, PU�� (Please refer to other side) CE limited to ic hearing, to the city ming their call (650) @