The URL can be used to link to this page

Home My WebLink About1215 Bernal Avenue - Staff Report (2)'' City of Burlingame Item No. Conditional Use Permit Amendments and Parking Variance Study It Address: 1215 - 1219 BroadVvay Meeting Date: May 27, 2008 Request: Conditional Use Permit Amendments and Parking Variance for expansion of an existing food establishment (II Piccolo Caffe) at 1215 —1219 Broadway. ApplicantlArchitect: DES Architects and Engineers Property Owners: Ronald and Elizabeth Roussey General Plan: Low Density Residential APN: 026-193-280 Lot Area: 3,560 SF Zoning: C-1, Broadway Commercial Area History: On March 27, 1995, the Planning Commission approved a Special Permit and Parking Variance for expansion of a food establishment (II Piccolo Caffe) which required three additional parking spaces, at 1219 Broadway, Burlingame. The conditions of approval for that Special Permit and Parking Variance are included in the staff report. On April 24, 2000, the Planning Commission approved a Conditional Use PermitAmendment for an existing food establishment classified as a Limited Food Service Establishment in the Broadway Commercial Area at 1219 Broadway as required by Ordinance 1619. The conditions of approval for that Conditional Use Permit Amendment are included in the staff report. Project Description: The site is locat�d in the middle of the 120� �lock of Broadway. Currently, there is a limited food service establishment (II Piccolo Caffe) at 1219 Broadway (1,153 SF) and a vacantvideo rental store (Network Video) next door at 1215 Broadway (817 SF of retail + 177 SF of storage). With this application, the applicant is proposing to change the food classification of the existing food establishment from limited food service establishment to full service food establishment and expand into the adjacent retail space currently occupied by the video rental store. Staff would note that there is a separate one-bedroom unit on the same property that is attached to the existing food establishment and that is not associated with the proposed project. The proposed combined space would total 2,147 SF (1,970 SF of food establishment use, 177 SF of storage area). The full service food establishment will have approximately 806 SF of seating area where previously only 675 SF of seating area was associated with the limited food service establishment. The project includes interior remodeling, combining the firvo tenant spaces and renovating the existing fa�ade along Broadway. The entrance door will remain in its existing location along Broadway. The existing video store storefront and signage at 1215 Broadway will be removed and replaced with a new foldable storefront to match the existing food establishment's starefront at 1219 Broadway. The existing exit into the alley way to tfie right of the food establishment will be relocated and recessed to comply with current building code requirements. 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 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 806 SF of seating area (715 SF indoor area and 91 SF outdoor area). Tables will be provided as well as eight (8) additional seats at the wine bar area. Currently, there are four full time employees working at the food establishment seven days a week. In five years, the number of employees is expected to increase to four full-time employees during the daytime and eight full time employees during the evenings. Currently, there are approximately 300 to 350 customers that visit the site each day. In the future, the applicant anticipates a total of 400 to 500 customers per day on both weekdays and on weekends. A maximum of 79 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 5:00 a.m. to 11:00 p.m. Because of the expansion of the food establishment into the adjacent retail space, there is an incremental � Conditional Use Permif Amendments and Parking Variance 1219 Broadway ;; increase in the number of parking spaces required on site. The existing 819 SF retail space has a parking requirement of one space per every 400 SF of gross floor area, for a total of 2.04 spaces. Because the applicant is proposing to use this space as a food establishment (which has a parking requirement of one space per every 200 SF of gross floor area), three (2.13) additional parking spaces are required for the property. Because the site contains no parking, the applicant has applied for a Parking Variance for an incremental increase in the number of parking spaces required on site (3 additional spaces required, no spaces provided). Planning Staff would note that although only 2.13 additional parking spaces are required for the project, the Parking Variance is for three parking spaces because the Planning Division always rounds up any decimals. The applicant is requesting the following applications: ■ Conditional Use Permit Amendment to change the food classification in an existing food establishment from Limited Food Service to Full Service Food Establishment (CS 25.36.043, d, 2); ■ Conditional Use Permit Amendment to increase the seating area in an existing food establishment from 675 SF to 806 SF (CS 25.36.043, c); and ■ Parking Variance for an incremental increase in the number of parking spaces required on site (3 additional spaces required, no spaces provided) (C.S. 25.70.040). 92�5 — 1219 Broadway Lot Area: 3,560 SF Plans date stam ed: Ma 12, 2008 Existing + Proposed � Allowed/Req'd. Use: Limited Food Service Full Service Food - CUP Amendment for change in , ' Food Establishment �. ' Establishment� Food Establishment Classification Seating . 675 SF � 806 SF2 � 1 As proposed, with CUP Area: (584'SF, indoor area + i(715 SF indoor area +: � Amendment 91 SF outdoor area) '� 91 SF �outdoor a�ea) :', =, Parking: ` 0 spaces ' .;� O;spaces3 ' Three (2.13) additional parking `: �: spaces are required due to ' ' � '� ` ` � : intensification of use . ' Conditional Use Permit Amendment to change the food classification in an existing food establishment from Limited Food Service to Full Service Food Establishment (CS 25.36.043, d, 2). Z Conditional Use Permit Amendment to increase the seating area in an existing food establishment from 675 SF to 806 SF (CS 25.36.043, c). 3 Parking Variance for an incremental increase in the number of parking spaces required on site (3 additional spaces required, no spac2s provided) (C.S. 25.70.040). Staff Comments: Planning staff would note that this project is not subject to Commercial Design Review because the changes proposed to the front farade do not exceed 50% of the area of the front farade (CS 25.57.010 b). See attached memos from the Chief Building Official, Fire Marshal, City Engineer and NPDES Coordinator. Erica Strohmeier Planner c. Vince AmRhein, DES Architects and Engineers, applicant Attachments:' Application to the Planning Commission Conditional Use Permit and Variance Forms -2- Conditional Use Permit Amendments and Parking Variance Supplemental Form for Commercial Applications Approval Letter for Conditional Use Permit Amendment — dated May 2, 2000 Approval Lettter for Special Permit and Parking Variance — dated April 4, 1995 Staff Comments Aerial Photo 1219 Broadway -3- � GITY �� f � R : S _'�`t � :� j: , �� -� : ,„ ._ .o COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 , p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org �4PPLICATION TO THE PLANNING COMMISSION Type of application: � Design Review � Variance ❑ Other: � Conditional Use Permit ❑ Special Permit � Parcel Number: o2s-�s2-2so PROJECT ADDRESS: 1219 Broadway, Burlingame, CA 94010 APPLICANT pro)ect contact person � OK to send electrontc copies of documents � NBme: DES Architects and Enqineers, Vince AmRhein (PM) Address: 399 Bradford St City/State/Zip: Redwood City, CA, 94063 Phone (w): 650-364-6453 ext 277 (Home): (FBX�: 650-364-2618 (E-mail): VAmRhein@des-ae.com ARCHITECT/DESIGNER project contact person ❑ OK to send electronic copies of documents ❑ Name: DES Architects and Engineers ' Add�eSS: 399 Bradford St Clty/State/ZIP: Redwood CitV, CA, 94063 PhOf1e (W�: 650-364-6453 (Home): (Fax): 650-364-2618 PROPERTY OWNER project contact person ❑ OK to send electronlc copfes of documents � NafTle: David Armanino Add�ess: 1333 Paloma Ave City/State/Zip: Broadway, CA 94010 Phone (w): (Home): 650-773-5319 (Fax): (E-mail): david@timealtas.com Please mark one box Wlth � to indicate the contact person for this project. MAR � 0 2008 (E-171a11�: VAmRhein(a�des-ae.com CITY OF BI�RLINGAME PROJECT DESCRIPTION: This project is an expansion of an existing restaurant into currently vacant contigi�'o�is �et�'a�i��a�ce In response to the increase in anticipated customers, an additional accessible toilet is being added. However the infrastructure of the .building causes the toilet to be places where the existing kitchen and the range hood is. Therefore the kitchen is being moved to the new space and enlarged with a new range hood and the requisite health department approvals. The new space will include a wine bar. AFFADAVIT/SIGNATURE: I her y certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and bel' . ApplicanYs signature: Date: 3.10.08 I am aware of the prop ed application nd her authorize the above applicant to submit this application to the Planning Commission. Property owner's signature: Date: 3.10.08 Date submitted: 3.10.08 S:\Handouts\PC Application 2007.handout rt ' City of Burlingame Planning Department �� c�T. o � � BURLNGAME ��a.,m....•��' '� � MAR �. 0 2008 CITY OF BL�RLINGAME pLANNING QEPT. 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 detrimenial or injurious to property or improvements in the viciniry or to public health, safety, general welfare or convenience. 2. 3. The proposed expansion of food establishment will take place within the existing and adjacent tenant spaces in the same building. Hence, noise, lighting and other possible nuisances will be contained in fhe building. No additional structure is being planned. The project will also include upgrades and additions of equipment and structure that comply with the latest national, state and city's building, fire, sanitary, accessibilty and other standards. It includes the phased installation of an automatic fire sprinkler system, new hood and drains, and re-construction of a code-complying storage area. With all these retrofits in mind, plus the higher quality of food and catering service provided, the project will be an added amenity to community. � How will the proposed use be located and conducted in accordance with the Burlingame General Plan and Zoning Ordinance? The property is located in the C1 zone and Broadway Commercial Area based on the General Plan designation. Section 25.36.041 of the Zoning Ordinance permits the use of food establishments pursuant to a conditional use permit. The subject property had established the use of a limited food service establishment historically. In 1995, the City granted an adjustment to the conditional use permit to the current business owner for expanding the food establishment into adjacent space. Section 25.36.043 (b3) and {d4) permits (1) an increase in seating area, (2) changes from a limited food service to a full food service pursuant to adjustment to a current conditional use permit. Hence, the proposed project fits in the context of General Plan and Zoning Ordinance with an adjustment to the currently approved conditional use permit. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? The exterior upgrade of the project includes (1) replacing a dated storefront system (with one that matches the existing cafe storefront) and (2) relocating entries critical to compliance with State and Ciry's accessibility, life safety and exiting requirement. These measures will enhance the original aesthetics of the existing building and still in tune with other buildings in downtown. 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlinQame.org CUP.FRM � CITY "�� : i � 71� ��t� .,;,� COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org I �� V �� MaR � a 2008 CITY OF Bl!RLINGAME PLANNING DEPT. The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.54:020 a-d). 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. a. Describe the exceptional or extraordinary circumstances or conditions applicable fo your property which do not apply to other properties in this area. The property is located on small lot (+/-3,558 SF) with a mere frontage of +/-35'. The lot is bounded by Broadway (sidewalk and on-street parking), alleys and adjacent buildings. The existing building has a 70 % site coverage with the rest as private yards at rear. It's impossible to create a rear parking area and driveway without demolishing a substantial part of the property and affecting the urban tra�c along Broadway. b. Explain why the variance request is necessary for the preservation and enjoyment of a substantial property right and what unreasonable properiy loss or unnecessary hardship might result form fhe denial of the application. The building was erected on this site prior to the current zoning regulation when automobile traffic was insignificant. Therefore it has no parking on the site and cannot accommodate any. To enforce this requirement would result in a loss of approximately one half of the building. This would result in an unreasonable loss to the owner. The expansion of building space is of a size and configuration that it is of limited use by itself and is best used as an addition to the contiguous tenancy. As this is a restaurant there are additional parking spaces that would be required. To deny the variance then would reduce the property rights of the owner as his options would be limited. The fact hat the City granted a similar variance in 1995 indicates that it is in favor of such. c. Explain why the proposed use at the proposed location will not be detrimental or injurious to proper(y or improvements in the vicinity or to public health, safety, general welfare or convenience. The proposed expansion of food establishment will take place within the existing and adjacent tenant spaces in the same building. Hence, noise, lighting and other possible nuisances will be contained in the building. No additional structure is being planned. The project will also include upgrades and additions of equipment and structure that comply with the latest national, state's and city's building, fire, sanitary, accessibility and other standards. It includes the phased installation of an automatic fire sprinkler system, new hood and drains, and re-construction of a code-complying storage area. With all these retrofits in mind, plus the higher quality of food and catering service provided, the project will be an added amenity to community. d. How will the proposed project be compafible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? The exterior upgrade of the project includes only replacing a dated storefront system (with one that matches the existing cafe storefront) and relocating entries critical to compliance with State and City's access, life safety and exiting requirement. These measures will enhance the original aesthetics of the existing building and still in tune with other buildings on downtown. Handouts\Variance Application.2007 ' City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlinQame.orQ �� CITY O� BURLINGAME "`�...� .,�.,�o COMMERCIAL APPLICATIONS ��s�_��°s��'� PLANNING COMMISSION APPLICATION SUPPLEMENTAL FORM 1. Proposed use of the site Food service 2. Days and hours of operation sun-sat, 5:00 a.m. -11:00 p.m. ��:9/aY ,� � ZQ�B ^i�r c�� e�tr ��n�G,�rvR� ^� ,n,;,��ti�.�c � E.:,�e�T. 3. Number of trucks/service vehicles to be parked at site (by type) Based on current de�iveries, all venders find a vacant loading zone except for early AM deliveries. 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 3 1 4(AM)/ 2(PM) 6 4(AM)/ 2(PM) 8 Part-time Weekends Full-time 3 1 4(AM)/ 2(PM) 6 4(AM)/ 2(PM) 8 Part time 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 PM PM 300-350 (5:0 AM-6:OOPM) 300-350 (5:0 AM-6:OOPM) AM to After 5:00 AM to After 5:00 PM PM PM PM 300-400 5:Od AM -11:OOPM � 400-500 � 150 300-400 S:OOIAM -11:OOPM I 400-500 I 150 6. What is the maximum number of people expected on site at any one time (include owner, employees and visitors/customers): �s persons 7. Where do/will the owner and employees park? On-street parking 8. Where do/will the customers/visitors park? on-street parkin9 9. Present or most recent use of site Food service/retail 10. List of other tenants on property, their number of employees, hours of operation (attach list if rieCessary� Apartment at rear COMMERCIAL.FRM 9 CITY OF BUR.LINGAME Planning Deparuoent May 2, 2000 �`, c�Tr o � 'A BU.RiJ�G?AME �� City Hail - 501 Primrose Road Buriingarne. California 940143997 7'd. (650) SSS-7200 Ronald C. and Elizabetli L._ Roussey 3571 Earl Drive `� ' Santa Clara, CA 95051 Dear Mr. and Mrs. Roussey, Since there was no �appeal to or suspension by the City Council, the Apri124, 2000 Planni.ng Comrnission approval of your conditional use permit amenclment application became effective May 1, �000. This - applicarion was for an existing :food establishment classified as a Limited Food Service Establishment in the Broadway commercial area at 1219 Broadway.,•zoned C-1, Broadway Commercial Area. The Apri124, 200p minutes of the Planning Commission state your application was approved with the following conditions: 1. that this business location presently occupied by a limited food service establishment, with 675 SF of on-site. seating, may change its food establishment classification only to a full service . restaurant or bar with 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; 2. that the 675 SF area af;on-site seating af the lir�uted faad service es+..wbl:sl�m�nt may be enlarged or extended to any other areas within.the tenant space only by an amendment to this conditional use perm�t; . ' . � 3. that the applicant shall provide daily litter control along all frontages of the business and within fifty (50) feet of all frontages of the business; � 4. that there shall be no food sales allowed at this location from a window or from any opening within 10' �of the property line; � 5. that if this site is changed from any food establishment use to any other retail use, a food establishment shall not be replaced on this site and this conditional use permit shall become void; � ` 1�Say 2, 2000 1219 Broadway page -2- � 6. that an amendment to.this conditional use permit shall be required for delivery of prepared food ' from this premise; � 7, that the business may be open 5:00 a.m. to 10:00 p.m. Sunday through Thursday and 5:00 a.m. to 10:30 p.m. Friday and Saturday with a maxunum of three employees at any one time; 8. that the business shall provide and maintain trash receptacles approved by the City and consistent with the streetscape�unprovements at the front door and the side door leading to the alley; and 9. that the use and any improvements for the use shall meet all the requirements in effect at the time of the California Building and Fire Codes, as amended by the City of Burlingame. �. The decision of the Council is a final administrarive decision pursuant to Code of Civil Procedure Section 1094.6. If you wisi� to challenge the decision. in a court of compet�nt jurisdiction; you must do so within 90 days of the date of the decision unless a shorter time. is required pursuant to state or federal law. Sincerely yours, . � �� I' ►�''�Z— . ... . .. � Margaret Monroe City Planner � � ��5 c. Il Piccolo Caffe, applicant � 1219 Broadway Burlingame, CA 94010 Chief B��il�ng Inspector ' _ � Ch:ef Deputy Valuation, Assessor's Off ce . . (35.58 FT OIV BROADWAY X 100 FT SLY PTN I;OTS 1& 2 BLOCK 3 EASTON ADD BURLINGAME RSM D/51; APN: 026-193-280) � (`�.�Q f1�t#� uf �ixrlt�t�tt�t.e . CITY HALL - 501 PRIMROSE ROAD r[� (415) 696-7250 PLANNING DEPARTMENT BURLINGAME, CALIFORNIA 94010-3997 r�x (415) 342-83B6 Apri14, 1995 David Armanino 1421 Oak Grove Avenue #102 Burlingame, CA 94010 Dear Mr. Armanino, Since there was no appeal to or suspension by the City Council, the March 27, 1995 Planning Commission approval of your Special Permit and Parking Variances application became effective April 3, 1995. This application was to allow a special permit for the expansion of an existing food establishment and a 3 car parldng variance at 1219 Broadway Avenue, Zoned C-1, Broadway Commercial District. The March 27, 1995 minutes of the Planning Commission state your application was approved with the following conditions: that the project shall be built as shown on the plans submitted to the Planning Department and date stamped February 24, 1995 Site Plan and General Floor t lan; 2. that the conditions of the Associate Civil Engineers' memo dated February 24, 1995 and the Chief Building Official's memo dated February 27, 1995 shall be met; 3. that the caff� shall be open 5:00 A.M. to 10:00 P.M. Sunday through Thursday and 5:00 A.M. to 10:30 P.M. Friday and Saturday with a maximum of 3 employees at any one time; 4. that the caff� shall provide and maintain trash receptacles at the front door and the side door leading to the alley; and 5. that the project shall meet all the requirements of the Uniform Building and Uniform Fire Codes as amended by the City of Burlingame. � v.�a��v� t�? Apri14, 1995 1219 Broadway Avenue page -2- All site improvements and construction work will require separa.te application to the Building Department. This approval is valid for one year during which time a building permit must be issued. One extension of up to one year may be considered by the Planning Commission if application is made before the end of the first year. (Erection of the signage will require separate application to the Building Department.) Sincerely yours, �Q��I"W d �1 Margazet Monroe City Planner MNf: smg 1219BROA.cca c: Ronald C. Roussey Chief Building Inspector Chief Deputy Valuation, Assessor's Office (35.58 FT ON BROADWAY X 100 FT SLY PTN LOTS 1& 2 BLOCK 3, Subd. Name; EASTON ADD BURLINGAME RSM D/51, APN: 026-193-280) ROUTING FORM DATE: _ � ' G� ' ��` TO: '�� CITY ENGINEER CHIEF BIIILDING INSPECTOR FIRE MAitBiiAL PARKS DIRECTOR • CITY ATTORNEY FROM: CITY PLANNER/ZONING TECHNICIAN - F J _ �.�� , / � THANKS, Jane/Sheri/Leah -Z — �j • �� Date of Comments � i.l]��7 '�-Q (SLuS�-�o-a r --��%��_ �f.�'w��` G�-✓t2 ? _ -�aQ�-�2� . � � � c,�,�,,�a- .,�tu�.�.� r�►-�j � �d.e.ur�.,C,�- a.c.Q�. , Gt gy�:�1 � Gw �t,.��;,..,.� l�.e�+�W � s � r �' ij�GuJ� `�`'�5 y1�B.�- �`�^.�no.�'�- '�o {�.e I' �„ �n,av-=-�-e- a 1�.�-�- ad- �a.B-�-4`c�, . �-�/ �� s �' i �� . �'-�a-�-� w � t l a�,Q w�,A �c�-�� ►� � ��,�. �o -,EG� a-�-�. ��1�- �� --��,,,�- ,�,-�,P,� � c=�w�.�,`f�► �,ua�oa.,.��,-�- W�"�"p . j� --�,.� � '(�,�-� Gt�.e.�., � �-1 � �` �" �j ��e u,se�. �— -� �P��-�- �- ��.�;� ��.�- s��►�.d. � � �� * , ,� � � � �'' �n- .�',��j' � �� 1.. �/�-`f �.t" . ��,� �� l�Lvt� �✓iti-C- �' LG , � � �.,,;� �� r s �d. � � ! � -�.� � � 2 �7 �.�a-��-�e. C.� v.-� � �v�.e�-� + � �� v �- -��0- �� r� �i� � t ,� �4r`�1�� - 4 tnXl ��%'�� • � .zv�X?�l. � i �� a REVIEW�D BY STAFF IN MEETING ON MONDAY: ROU'ITING FORM DATE: TO: FROM: SUBJECT: _ V` , � � / J�_ CITY ENGINEER CHIEF BIIILDING INSPECTOR � FIRE MARSHAL PARKS DIRECTOR • CITY ATTORNEY CITY PLANNER/ZONING TECHNICIAN REQIIEST FOR _ �1iQ.C.,� d�Jt l• ��I �2 a� �- 0 d- /)! „/�. ' . � h� AT � `Y %;T�_G�.�.�.3� � - � / �` i� � �l�'t SCHEDULED PLANNING COMMISSION ��`�EETING • � -� •-, . /��'�l �t � REVIEWED B�l� STAFF IN MEETING ON MONDAY: _ �,p�- . �`� THANKS, Jane/Sheri/Leah 2��?j 1�Date of Comments � . �� T �� Z, `T�� l i� S�Zp �'�� v�- �2� i2�cc,�� Z- 2�1-� � ��suL-�1.'C�fPc�... �v�s �c.c.�� o�cp x3c.c..o w 5'c� Z Sc.SC cT� t�tts't' p—�.�Q��,e.�� , � � Project Comments Date: Revised Plans Submitted May 5, 2008 To: �( City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From: Planning Staff ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Subject: Request for Conditional Use Permit and Parking Variance for expansion of an existing food establishment at 1219 Broadway, zoned R-1, APN: 026-193-280 Staff Review: N/A No comment. Reviewed by: V V Date: 5/08/2008 Page 1 of 2 CD/PLG-Strohmeier, Erica From: PW/ENG-Voong, Victor Sent: Tuesday, April 29, 2008 3:27 PM To: 'Kenny Hung' � Cc: PW/ENG-Bell, Doug; CD/PLG-Strohmeier, Erica; Tom Gilman; Vincent AmRhein; PW/ENG- Gomery, Jane Subject: RE: II Piccolo Caffe, 1215 Broadway, Burlingame - Encroachment Permit Exhibits.(2) Hello Mr. Hung, Please share this message with your staff. The City does acknowledge that there are existing conditions within the easement/alley areas. Because they are existing conditions, we can not require them to be corrected at this time. The City can only prevent future encroachments. That is why all new proposals to install doors/gates into the easement/alley will be denied. Victor From: Kenny Hung [mailto:kHung@des-ae.com] Sent: Monday, April 28, 2008 11:32 PM � To: PW/ENG-Voong, Victor Subject: Re: II Piccolo Caffe, 1215 Broadway, Burlingame - Encroachment Permit Exhibits.(2) Exhibit A-5D attached. Thanks. Kenny From: Kenny Hung Sent: Monday, April 28, 2008 11:24 PM To: 'woong@burlingame.org' Subject: Re: II Piccolo Caffe, 1215 Broadway, Burlingame - Encroachment Permit Exhibits.(1) Hi Victor, Tom Gilman from our office asked me to email you these exhibits for review. In essence, we have found that there are existing encroachment conditions at the same alley where II Piccolo Caffe (the applicant) is located. These encroachments include metal gates and doors from adjacent properties and they open directly into the alley without any forms of protection. These gates and doors may become a hazard to people walking by, especially in emergency situations. Please see exhibits A-5B, A-5C and A-5D (2nd email) ' For our encroachment application, we have considered this potential harzard and propose to protect the relocated exit door with new guardrails. These 42" tall guardrails extend 3' from the building and are located approx. 4' from the existing wood gate. They are intended to protect the pass-bys from the exit door when it opens. New lighting will be provided for the relocated exit. Please also note that this door will remain closed for most time of the day. In view of all these, our proposed solution will provide a safer condition without obstructing movement through the alley. Please see the attached exhibit A-5A (2nd email) Should you have any further questions, please do not hesitate to contact us. Thanks. 4/29/2008 Project Comments Date: March 13, 2008 To: r� City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From: Planning Staff ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Subject:. Request for Conditional Use Permit and Parking Variance for expansion of an existing food establishment at 1219 Broadway, zoned C-1, APN: 026-193-280 Staff Review: March 17, 2008 The proposed exit door into the alley way is not allowed. Revise plans accordingly. Reviewed by: V V Date: 04/07/2008 0 Project Comments Date: To: From: Revised Plans Submitted May 5, 2008 ❑ 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 Subject: Request for Conditional Use Permit and Parking Variance for expansion of an existing food establishment at 1215 Broadway, zoned R-1, APN: 026-193-280 Staff Review: N/A No further comments Revi . � �/o� Project Comments Date: To: From: Revi�ed Plans Submitted April 18, 2008 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7279 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Conditional Use Permit and Parking Variance for expansion of an existing food establishment at 1215 Broadway, zoned C-1, APN: 026-193-280 Staff Review: N/A ItPms 12 and 19: The second exit, as shown on the plans, does not comply with the exiting requirements. This door cannot swing into the public right of way. Either provide written verification from the Engineering Division that the door is allowed to encroach into the public right of way or amend the floor plans on Sheet A-4 to show a vestibule at this exit that will comply with the 2007 CBC. NOTE: A written response to the comments noted here and plans that specifically address these comments must be re-submitted before this project can move forward for Planning Commission action. . �--� Reviewed by: ��'�� Date: l o -,� - Project Comments Date: To: From: March 13, 2008 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7279 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Conditional Use Permit and Parking Variance for expansion of an existing food establishment at 1219 Broadway, zoned C-1, APN: 026-193-280 Staff Review: March 17, 2008 1) On the plans specify that this project will comply with the 2007 California Building Codes (CBC). 2) Anyone who is doing business in the City must have a current City of Burlingame business license. 3) On Page A.0 there are two notes that must be removed under "Project Data:" a. Remove the reference to the "R" occupancy referenced in Note 3, unless the R occupancy is part of this project. b. Remove Note 5, since the outdoor seating must be included and reviewed for code compliance. 4) Provide fully dimensioned plans. 5) Provide existing and proposed elevations. 6) Show the distances from all exterior walls to property lines or to assumed property lines 7) Show the dimensions to adjacent structures. 8) Obtain approval from San Mateo County Health Department for these plans. 9) Show code compliance with all requirements for commercial cooking appliances, including complete hood, duct, and shaft details. 10)Comply with the 2005 California Energy Efficiency Standards for low-rise residential / non-residential buildings. Go to http://www.energy.ca.qov/title24 for publications and details. 11)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. 12)The second exit �s shown cannot swing into the public right of way. Note: A possible solution might be an interior alcove which allows the door to swing in the direction of travel without encroaching into the right of way. 13)Provide handrails at all stairs where there are four or more risers. 14)Provide lighting at all exterior landings. 15)Provide a title block on the plans that includes the name of the owner(s) and the name, address, and phone number of the project designer. 16)No change shall be made in the use or occupancy of any building that would place the building in a different division of the same group of occupancy or in a different group of occupancies, unless such building is made to comply with the requirements of the current code for such division or group of occupancy. 2007 CBC 3406.1 Note: If the change in occupancy classification include a change in "Occupancy Category" as prescribed in 2007 CBC Table 1604.5 then a complete seismic upgrade of the existing building may be required. 17)Illustrate compliance with the minimum plumbing fixture requirements described in the 2001 International Building Code, Appendix Chapter 29, Table A-29-A. 18)Show compliance with all accessibility regulations found in the 2007 CBC for existing buildings including: a. Accessible paths of travel b. Accessible countertops c. Accessible bathrooms Note: An accessible bathroom is required for each sex (2007 CBC 2902.2 d. Accessible parking 19)Provide an exit �lan showing the paths of travel 20)Please reference this project as 1215 Broadway on all plans and documents. 21)NOTE: A written response to the items noted here and plans that specifically address items 1, 3, 6, 7, 12, 18, 19, and 20 must be re-submitted before this project can move forward for Planning Commission action. Reviewed by: Date: � �//�0�9 � / Project Comments Date: To: March 13, 2008 0 City Engineer (650) 558-7230 � Recycling Specialist (650) 558-7279 d Fire Marshal (650) 558-7600 a NPDES Coordinator (650) 342-3727 � City Attorney 0 Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From: Planning Staff Subject: Request for Conditional Use expansion of an existing food zoned C-1, APN: 026-193-280 Staff Review: March 17, 2008 Permit and Parking Variance for establishment at 1219 Broadway, 2. 3. 4. 5. 6. 7. The building shall be equipped with an approved NFPA 13 Sprinkler System throughout. Tenant space prior to completion of building permit. Sprinkler drawings shall be submitted and approved by the Central County Fire Department prior to installation. The system shall be electronically monitored by an approved central receiving station. Communication shall be verified from tenant/designer to property owner that the entire rest of the building shall be equipped with fire sprinklers within 6 years of the start of this project. The fire protection underground shall be submitted and approved by the Burlingame Building Department prior to installation. The fire sprinkler system will not be approved by the Central County Fire Department until the fire protection underground has been submitted and approved by the Burlingame Building Department. Please coordinate installation of underground to be installed early in project. Commercial cooking hood and duct shall be equipped with a UL 300 approved fixed fire extinguishing system with an associated Type K extinguisher. Provide Panic Hardware for both exit doors. A lock box shall be provided or updated. Reviewed by: � Date: � � i�--o�'s Project Comments Date: March 13, 2008 To: City Engineer (650) 558-7230 Chief Building Official (650) 558-7260 City Arborist (650) 558-7254 From: Planning Staff Recycling Specialist (650) 558-7271 Fire Marshal (650) 558-7600 ✓ NPDES Coordinator (650) 342-3727 City Attorney Subject: Request for Conditional Use Permit and Parking Variance for expansion of an existing food establishment at 1219 Broadway, zoned C-1, APN: 026-193-280 Staff Raviaw� Marr_h 17 9MR Any construction project in the City, regardless of size, shall comply with the City NPDES permit requirement to prevent stormwater pollution from construction activities. Project proponents shall ensure Best Management practices are implemented during all phases of the construction project. Please see attached brochure for guidance. Include appropriate BMPs as project notes in bui/ding plans. 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. Please 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. Reviewed by: Date: 03/17/08 Remember: The property owner and the contractor share ultimate responsibility for the activities that occur on a construction sit�. Xou will be held responsible for any environmental damages and associated clean-up costs. h .::�i� . �' ? ��+�j'`"� San Mn�o CountywiJe Swmmvater :t;a zs c't?;:.' :}3:;<t�_.s'£^ PollutionPrtvcntionl'rogram nq�,Rxt � ....0 General -'�'Y Construction & Site Supervision �w.,....ti.�rNr.,..�,�...n.n.� IR�4 ea.J...d pJr� .aMns �w a.� hs �nl.h i. �dn si umisti �i.r rm�e. �'R�b� r'Iw wW �nAw mnnb Y�6s ��. �Coh r� pnlM wr� Jnl�� 4ib. NdNq dOr a.is u.o.. �a... w� w.�e. p.w.. /arM �►......i .n.s.rto..ia n•. r. t•r.��rr.�.��..i� y..��>r.�. �r> r.m.Mw a� e��. r a..n �.r. n.. aar�r R.e.e�r�....r,�r.r.eM�y � ry.�q d.�t a.... r.e..►.. ryry�qwra �inr �� evqlyev u� wba�bMwa Mh� ILaMadw� mihbM r�npw. wb�w�rb aMb e�mtuNs� �M1a I�fa�n Memr�ebn �bat N� � mawrnqd;..�s W Mtl.y.wYWa d�f ►r�rA4��f IrMF/ �Be�Are M��Iddr sh�N vs M uM y�rkY�,�d�kie �ehdh�¢ od nelYe A�4wee b�en.s 7M daiRrJ usi�aaW M wJl awq n.�.■�,,.,,.,.�, a�.r iaa� w e„..a ro- t�M�b�jrq�inNfsht Iwa ��er�.r.r u..r.—w..�.� �..wr •r4�M..1 Ur w�rea G�.r sy�s�d oia �f nNweamwoY.� w�rFYwiGplaYe�YnF{x �ap.m�ned �/6q �r1�b�Y Mf eqnd �rbea �Iw IsA r ..a �aat �i...wa er.r s or�k• ie: ��7 �^'7 ��1 �nhm �1 dN� w �mrm hFu. •w�t ahnsl�AArmrNmYqb�sar�; # F+` w.M W.iqr rq� Wlinw W e�i�eplh��1R i0o� M a4 �� d MM T�` I��i�ld� � IR0.pMY�i�yb�Y�nOPAw�4�f{nY� idw.� p.M q.6.a Uw dry el.�q. �.iu6 Mm.nrps�� 1l�v�wis�.r,e�je� ewyi r k.pM dsq dnra iCnaf W w�Yhl� i�pler� CTd peqmRj fer lah rl.0 L.,pn.,a.,er mn w mwr ..i� �y. xPW h Y�Ne� m�dwsW fw wrfi sfM �Tw� � �rts im 6ww.n.�de� r�w.eN �+e•.nya,� tk,v as...�. +opa. y ��q � �w� N IL ewlnslln Ma ��h� �vs Nn'Ws IAkb W wl�nlne� Y��N rNq Merb he InJq aa�n�ma ��.twaas �m�w.r��y, aw wk« n.qo.ryr.. Mwd.6Aw�a h.Jqw� • �n...�. w.�e. rd.aa. —.�.ti+s.�..n w�a 1•...ae.nerko.a. e,y m...w rw � wMeMMpA �u�..�,�,r,r�r.►......wieh w..�� (s pih� �f �di4 srh4 md a o�, �rt e.r a..t �.�.� av�.n. a....�..r m��L PMM. �. W n1Ei. m.is.nneem�la6b ..a u w al �e.. e.e.�a .�e Um �Dbpr Y�� wY� ri L�dIM �eM4 hynlp Mof �ewebr ar�iJs �i wa�swM wryc4{ inekd'eKrAeV wiaMwlro�.rbkYlLld; Mkm MYd ud swve� weey �rd �y.ee qn. Iio� M��rYY W dbr4 tW s��wl M uryd�d nwl M Yk�n b r yTapiu I.nAlll � tl�siHn I��dew wiM. qs�er MrT wuk wtleYb w lew Ib 1� IM Nrwl .� �v � ertA M sRa� ML t Stormwater Pollution Prevention Program Pro�nm Pulicipn� AOKnoq Be1maM, Brisbsnq Bulinaune, Colmti DJr Glr, Gst Alo Al�q Palv Cily. Half Moan B�r, Hil46aong14 Menb P�r : MiI16nS P�eiRcti Tanui� V�IIry. , Rcdwood Rlx Sw &vnq Sen Cu1o13�n Mako, 4aW\ Su Frurci�co, Woodiidq CwN� of S�n Mdea - Pollution I'revention It's Part of the� Plan It is your responsibility to do the job right!� RunoB'from streets and otherpaved areas is a•raajor source of pollutionm local creeks, San Francisco Bay and the Pacific Ocean. Construction activities can directly affect the health of our wate� unless contractors and crews plan ahead to keep dirt, debris, and other constiuction waste away from storm drains and crecks. Following these guidclines will ensure your compliance with local stoimwater ordinance requirements. Remember, ongoing monitoring and maiutenance of installcd controls is crucial to proper implementation. �. � �� • � � • . � � :�' �� _�a�. �• � y��= ,�;;�; ;d K�� +::G! -r�%%i e'� :•� . , t;,�, �-��;��i; ��--� - "ti�}:�.�� .. t' �,6"% �"I.. � 1. B��Y � �.��=',;�:�!: :,�� Dri�� C wr�dw� � R..oi+.mtl7.qs�i....y.�e .s.w.y.em. � Roadwork & Paving � o.,<�.�a �.�.,�..�.nn.er�w m.vd'q...r> Ar..y�me..tm.ma � sa��.�a.re..,e a�mR..a r>a�wa.c / o�t.n q.y.n.n a�r w.�. d� k.u� .�rw.c � � �Jr�be�4 �Pklud�u6lnt �f Th� nw1 �w� R�nM aw�M�iw AK � WM�eh�IM{sMkVqaGw.rmJ�mn.�M ae.. v.� �.in+•. o.owT m..bd ....� Eva wr� Ns W enit i W w� dYwl �Iiu MMiuYwsYo q�Mer1 x � I R�d. w.�l �rr�, W.�.oti ra...Mwl m .e.....�.er I h.i.�ly�a 4 o�la. bt wwP�'+R�^a SJr �IwwlR �.I Meww/w wiMt �rWa�.H �SwA f Nnt w�»m �tq+da� lir uoJw m�md M Io.k.r.....Wr��mnruue.ri�.a...c. µ�.wle.a.�rnt�I..�ie..+i+d7N•r.i tlw+Yyw��wqlla�.w��rri.r.Y W.s, fr�Yrd�P�w1��V.��'f.Wmtir �/heYeliwrkrydnMp�4�rvr�Wa� .+�id.d.yw�aaree.�. ad...�tyw.�,mmuvre�,..b,r� r..� e..s..ww a�� r�. nru, ! M.:�4driEledMryqoyie�tiay�m6e. qr�N'brv��9��h iUrAslio�rNlelnMdlw1lnmQ�wvOee�r Ya�f rJ p.d.i rm I Mfanw/a��.iraiwn.wl+kJnh�dvahk4nd .�Ip.�a...4��fda / v�..�. a.i. 'r �.....M1 �.e�.e.�r.� waM htl�...:ti s hi �r+.ra�ar eMs ■ da ay..r��. �a�� .n n.u�.u�. � prrraM�iMn.W weFMwMmrwsbkx dqw d16ii r1vJa�w+�. I GM.ni.lvlrFhim..au..yeTme�.r �� / Il�qdrawd�JicY►� qN I+P��AMIq1�►n � Nr..rNw iew�'MYpr.waa Yry.nwN� wb�e w�m IMd6 4we �I.Q Ur Ary dee� er4 _`p,� liia6wil �I�Yy �r IM, rd/a nP) ��nr pe.�bla v7wnro..r,rp�m�►�.t.� e. a.. a... D..IR G.va�aM� / C.�rsr�TMdac�vrdwllwivaeMu�sx �wv�Y1..Y��.drleo.tlqYwaw�w.cr.bwsY �� Y i�swMo,. �vt �.,�a,c�rill... tir rw.. �c�rwee�e.e..sa...�ob.�. vdrti� �M1ap.bn..ir.edn6sl�Jnsdwdrd:n.q "'�1O�•sN7m4�f�.•r. ti� i Ur eMk bs. iitlwh w vm+w M.en w��R'rs�d matloin I na�.b�r:►.�.r�a.w.ds..,�.r �N� w.ee.serr�wnou.qb.awRc+.m.- bM ��,b1�lAt4 WA10= 1Y11�ft1�lww0 YM �f�l �slosl bY� Cd- � b�i wep�y. ayw. s/n m � �/Cmsrdp�nrdaM1rs�e�ac6s�oWY6n10 c�� s..+.s n.m.. N.��.�a na.n r�n dMrt..� �+...+m�.rtM� ISdeOd�mMirW�.e�{w.tM1rb�*sMc ��whrd�NaiMard6�m� i U3:iM Mn�.R�h14ip rir w Wa►.M mr .• • lw.�..�.�rFw..�ns.�e..n.).u.�.. kb4nam)rrmamaysay..n.�l.m . / O�q�J qiY M Y�6do{'dysAed� (�i� IWhe�sllrfqwwhe�Mid✓aq�qmwmiwm�vnw +a.l.NsrtYaky�wdi�4udmmn�mnrm4 hbeewdtwutwXYumopkWlemndw�.q •W..0. !w� urw N.ti i Cd�a d�aryeY.rTM+ryr:.iy fn�r�s dooa �4minpndwu�d ♦aae.sed.o�.�w�.+..r.r..qa�....�>r.n. �a..a..++i.+t�.umb..w.�k.r.auo,eot Fresh Concrete & Mortar Apglication . � i �e.r �..i�.. n.r� � Bo0 Yyan7+� W M mm�sllo� vY4 �Frqt �le� boo H•�d+a �.r�Y6 we.mwS pwm.a ne�. �a�m xeerc n.raM�.�r ed.�es � FM w�la��mi WM4 PM wr1 MatM b 1b u1o1 rysa4ll{s� r M nolrq s.s saa �w1� y�Md P��.M1.� W Id v.��w.wr��ira�u�M1aip: r+... �w. �+w �.... a.r. Painting & Application of Solvents & Adhesives � I�t x..o.R rrr nr.m � Ke7 V�9� IrY N��aL �� ub nnl In� a. vnQ.wne4 W r.n.4Wr. LyaW iaWr A.w PYm.Oimm. wk�R IMm. �d d�dry 401 d' r� 1.s�Ew wud W w M d'prw�.A H� � hwdoa wnYmMsUoO 6eClq(mtW y�W IoeJ pvmxrf pq�} �r...4s..ao��r�w.ns+.troa...rrr.. �n...ae.w.r..�ud�.ir»s.�ow..ti�..ir.r sbl�udeYrwisAMerrsl•ew4�prqere.ew.ine �ry�ea fllwruN tiw New, W winda DWoa �foes� lqoid'rdw.ldo.nl.vdw...na �YWw^��M.nvew.ear Laindscaping, , Gardening, and Pool Maintenance '1" '1" 11 �� i►MSlnodrTa ud IudryfiM eroiJ� fivn wib ud fi�brsbMylhmwd��vpx�aevW p1eY�ilis�hy, �Av� �Ik4q 4N6st wA aMAmiid� 61en v 4 • Yedane�p nbiml �&hdW� pW In{ W aowbe ryajmn fw dq mam¢ � lMiaTwv� drtk bd w ditAab divr� ivnslllw� cem sen. ent.a � Ham�amnn 6.in eln.�rM 4ql.lqbvml fAvm�u �r sM 4Jrt pMavm �naoia ISan►.pdmet.11s�7�n9�&wnrLq� • rM�Msw�darlys�ir�qhs��vm,se�r M1Whjdavwq •8dm�n6hl�rdraolC ' �Nnadeuln�helrrMaxpt�IbwN�en4of.• •�t R•ne..n.. +..y .r,na� � xra.. e..er.�e...y wr4..�.+.►+n.�.. Yryuryr{�h�Mw�rr1lMwJxr W�ma� rye6 rww dia la naa.r hrdl� a uy... x.. PAM� PTanr P ?M �Y o'�A^u1►71�^I'�q WY bY mY�s M�w Hnv Yyw� HwuYp I�b 14 qmd. �.r� irY�a inlv�e Yhie. rt fRew. DW� GRs�An� • I Dm7 nk q� n.n n.l m.nw. w..nmdr.�a. w�t win�6} ISIMd T�sWI nh�sw�'M^«"YI� �►� ��a.�`m.�e�+r..+r>,m.,.o-�..nr.� Y MawdN ry r a... a.4iw.q w is. Or �b�a ».m6�la �Plerae�SS��f Liv�wry/l.qeeanmaaiw Oem �m'e� �Mnn dr�a Hw qpqr� weh a�� 6n .er.�e,pw w ati � n.. rru�,>.r..�.:.. �.a� m.,��. ■ , ey...�rrd.nes..,r..�.ne.t..t..�. ISweqrM�R�Md4nrmiJ'Y�Arely.Nmrr. If4►JM�.I..7Mw4f�n.wdwr�ArwqMuw- '4'M�%�'Cw+�e<Resw/ A.m�wdnF� ..TM.�►a.....�'.:r..re..�a.. ,,,,,wke I�aa.rM�.��.x.n.adu��•riuur.o. �WFsMrtlniTP�uLLeswbWdM�N1lrVina UrrhM1wrr�pe�iYMAna�N. 1I.elKAsmodiLs�n.6a.d.M6rawrNnrM� O°� W6T�Mq�F WmYti4�RqiNWNWfQmBcyCanvdHao� :AMM�tiy�p�tlP�e�wll�w��wnnaJl �cw�*Tms..au.R.h+km'vwaq+�s . . .a.aawr�r��a.�n.. �w�rrR.�rua..�ra.��n,�u.r.ana dL�ede�fms�mi�elMl • U��datmudFlaR,Yvlmdon.�r�dv �MWw�ebak�npoeuoiAm�amirbwiYnwF► • AMpdred wd�Risw1 wib rJdilwnsG: �I Di�+r �lsJ �nwm dsw� Ap mncwa f�aR ��•5v+ti..+ru.r�»rrMr�w�..r.s. . ww�a�.�.rr In.m�.er..�.a.��r.ar.:s�.�n�.sb.w� w..m.�aw► ....w.,..� r.r�...r�.a ynsi�lswM�tYsu�poYad►rlmni4+� • B�ridl�rdr,d�Nl�r6n1 . �a�.rw+�v.rr..a.�..�4 �y '�• � F+...e.rww erea.b«....:r.m.:l ellT��T��T�4e9�Potowi�{4emb:t)DIJ �N...rFwb w��ensLr�p�nd.ddhlMdp fii m�ed ..�.rn.Tw..�.��e... zl c.n � wd�el. WC 10/d�(E��ry3�'sWrNy . G4IA�IUY73f0(Dthwe} � Stortn drain polluters may be liable for fines of up to $25,000 per day! SanMateo rYlv is/r�l I rd.� ay..d �.� o-.....w.r+.0 y aavori u� rJ Yasq mqM awqR ap r �.IIsM (� platle • a,y�.ba�.��asa•a.t.w► i OeNul Py�+�NPdK �vld.e ud d ja d Nn n.m w..re Wr..r r.�.n wer�.� �w .. es.y� p� wwtl� ��ad efulmrNw �+uca ,r w�s ■�yyxy...r�iy ��w� m wn..�n ��rn. pw�r466et saa Min NW wrr mr � al ..e,rw �w. w. a. �t .:a ai.d..r... ,ewM w�n�. n.e.n r�,. a..n.a (.w.� � vn) ►sdM� d.uiy w�tv m0 8q�+� u IN anl� x.a Sum��c dM �xcnqM eqd�ed e usei CM m�+rnnrnm� �u0airy 4 m.kN{ b d s61o► a.�r�n�.. tqti^rN�r .ae..eN+w. �ke�e4wdpw� fap.mw�lN.dpWlr• �+.e.ar,�...r�.nw:,r a��.r.ry� W6w �Mf�n WmfWrM. �IQ'I+Ine.w.d 4mM. �K d iim dal� sp M Nqad ofe pr Mye6��niyYdWl CITY �`;� •�:;�l��'(,'1 C .,�,p �;��]�! o� •�on�T�e �� Questions7 ' Call the Office of Environmental Compliance (650) 3423727 I lk. ap M�iddn ud folb. �Dd d:stisr Rtw m.. W rq rd v��v u rrad�a Di�vr �f A W cMJ�.n M iL mah � Diqwr MvwW pa�icNe r L�a'dwu �v�. I C.nsf I.w� rd wdn dMTr M�b[•aK.d en wa.�Mo. ms �r��oo..�a �.�o,a � 0.�wt pLesrud waaa i� paaz I. nx�mwhk..ip a.�ene. r.ra..a. �nnrc. tR+e arp�p..e �nn�,� ww aorpktq� 6 yprm'.d Wv xewei.eR R�e i.. rwro aw.�.0 r.�a.w. / 0. a�� Mw .r nYe In�eti elw lab �ee anat � rYJNS� NdmtNnn �lkrsirtlr�L e6k�iu�edl*dxsMw.rr•�ese1> �rne dnis I m�..�put•r.a.wti inawaw a�pN. �.rs r T ar�n.. ��.r.y a�:�� eAe�.th.m.. 4nas+�ed un> bY� M d�dlxinv4 �.�se � sa�s dtiw iR�rxkllm��4►udpJvLDiy�n�ducaupqnlQ IfTbriireLwuarm�)6s��diicMD�b�Ms�4vr :�wry,�a�e�aw....r ..��r.na.�anrme�,.+.arme�.��aoamh n�� Fw r ��niry.iulwx.rsv4+sl..uaN.o �SwOprOqfs�nruAaytleAs2Miu�5uMr� �iwl � Gnp� Enionne.rl INJ4 D'ndJ� . pdi nt nrydin� w pmrdon w..r di+psi � D� �M u� e�pP��x� ��R�al�n Cauvl �I�re w�h� albrin� w e�As Jernulw Ie eqqrbud psl drmi ��derse(MLnnrrhWke►�wpndrdK WtGppvhbunfdNpWkllkWsu�Nl< P�IwMsf.QskMqtbn�dwR�Nfn�LTy ��wI41e7tlsweiE7lM�e+�(e1rt�IR�lyYa4 `d� 1dkR Page 1 of 1 CD/PLG-Strohmeier, Erica From: CD/PLG-Brooks, Maureen Sent: Tuesday, January 29, 2008 11:38 AM To: Tom Gilman; khung@des-ae.com Cc: CD/PLG-Strohmeier, Erica Subject: FW: II Piccolo Expansion, Braodway - Meeting Notes Jan 28, 08 Tom & Kenny, Thanks for meeting with us yesterday regarding the proposal to expand II Piccolo Restaurant into the adjacent space. After the meeting, Doug Beil, Public Works Department, passed along the notes below regarding the items we discussed. Please contact Doug at dbell .burlingame.org or (650) 558-7245 if you have any questions about these comments. Take care! Maureen Maureen Brooks Senior Planner City of Burlingame Community Development Department Planning Division 501 Primrose Road Burlingame, CA 94010 Phone: 650.558.7253 Fax: 650.696.3790 From: PW/ENG-Bell, Doug Sent: Tuesday, ]anuary 29, 2008 9:24 AM To: CD/BLG-Cyr, Joseph; CD/PLG-Brooks, Maureen Cc: PW/ENG-Morimoto, Art Subject: II Piccolo Expansion, Braodway - Meeting Notes ]an 28, 08 Notes to file: The following Public Works Engr Dept. issues will need to be addressed by developer: a. address to be consolidated into one address b. exit doors per plan indicate opening to outside — need to apply for variance c. seating in front of establishment to be contained within property and will not encroach onto sidewalk d. fire flow requirements to be determined by FD — City to determine if fire flow is available from City water system e. indicate garbage handling method f. sewer backwater valve certificate needed g. side walk way area — establish ownership of area and usage Architect will meet with developer and respond back to city with application. D Bell, Jan 28, 08 1/30/2008 .. CITY OF BURLINGAME PLANNING DEPARTMENT TEL. (650) 558-7250 FAX. (650) 696-3790 FACSIMILE TRANSMITTAL SHEET TO: FROM: Vince AmRhein and Kenny Hung Erica Strohmeier, Planner COMPANY: DATE: DES Architects and Engineers May 1, 2008 E-MAIL ADDRESS: TOTAL NO. OF PAGES: vAmRhein@des-ae.com �, including the cover sheet RE: 1219 Broadway, Burlingame ❑ URGENT 0 FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE Vince, Attached please find my plan check comments for the project at 1219 Broadway, Burlingame. After review of the revised plans that were submitted on May 1, 2008, the Planning Division has noted that all plan check comments have been addressed and the project is ready to be scheduled as a Planning Commission Study Item. Please submit seven (7) additional full-size sets, and one reduced copy, of the most recent plans to the Planning Division at your earliest convenience. In order to be scheduled on the May 27, 2008, Planning Commission Study Calendar, all plans must be submitted to the Planning Division by 12:00 pm on Wednesday, May 14tn If you should have any questions regarding the plan check comments or the Conditional Use Permit and Parking Variance process, please feel free to call me at (650) 558-7252. Sincerely, Erica Strohmeier Planner 501 PRIMROSE ROAD • BURLINGAME CA • 94010 City of Burlingame Planning Department (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments Job Address: 1219 Broadway (revised plans submitted May 1, 2008) Job Description: Conditional Use Permit and Parking Variance for expansion of an existing food establishment — II Piccolo Caffe. Lot Area: 3,560 SF Zoning: C-1 (Broadway Commercial Area) 1. Use Existing: Limited Food Service Food Establishment — II Piccolo Caffe (675 SF of seating area) Proposed: Full Service Food Establishment — II Piccolo Caffe (806 SF of seating area) Required: A Conditional Use Permit is required for changing from a limited food service food establishment to a full service food establishment. Please note that once this change in classification is approved by the Planning Commission, a new Conditional Use Permit would be required to change back to a limited food service food establishment (C.S. 25.36.043 d). An application for a Conditional Use Permit was submitted to the Planning Department on March 10, 2008. EXISTING PROPOSED ALLOWED/REQUIRED Use: Limited Food Service Food Full Service Food CUP for change in Food Establishment Establishment Establishment Classification _—_.___....�.- -�--._'..�.---..�..._.._._��..._�_..�.__._.------_-____.....------�--.._.__......-�----..._.__..._...�.....��.�...._..�-- ---�—�----.._.__....---�----T. Seating Area: 675 SF 806 SF As proposed, with CUP (584 SF indoor area + (715 SF indoor area + Amendment 91 SF outdoor area) 91 SF outdoor area) 2. Parkinq ■ The applicant submitted an application for a Parking Variance for an incremental increase in the number of parking spaces required on site to the Planning Division on March 10, 2008. Please note that although only 2.13 additional parking spaces are required, the Parking Variance is for three parking spaces because the Planning Division always rounds up any decimals (see attached). ■ No storage areas are proposed in the new food preparation area. EXISTING PROPOSED ( ALLOWED/REQUIRED Parking: 0 spaces 0 spaces Three (2.13) additional parking spaces are required due to intensification of use 3. Miscellaneous ■ Planning Staff has determined that Commercial Design Review is not required as part of this application because the changes proposed to the front fa�ade do not exceed 50% of the area of the front fa�ade (CS 25.57.010 b). ■ All new signage will need to be approved (prior to installation) under a separate application to the Planning Department. EXISTING PROPOSED ALLOWED/REQUIRED Hours of Operation: Sun-Thu: 5:00 am to 10:00 pm I Sun-Sat: 5:00 am to 11:00 pm As proposed, with CUP Fri-Sat: 5:00 am to 10:30 pm Amendment CITY OF BURLINGAME PLANNING DEPARTMENT TEL. (650) 558-7250 FAX. (650) 696-3790 FACSIMILE TRANSMITTAL SHEET TO: Vince AmRhein COMPANY: DES Architects and Engineers E-MAIL ADDRESS: vAmRhein@des-ae.com RE: 1219 Broadway, Burlingame FROM: Erica Strohmeier, Planner DATE: May 1, 2008 TOTAL NO. OF PAGES: 10, including the cover sheet ❑ URGENT Q FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE Vince, Attached please find my plan check comments for the project �t 1219 Broadway, Burlingame. After review of the revised plans that were submitted on April 18, 2008, the Planning Division has noted that due to remaining comments from both the Public Works and Building Divisions, the plans are still incomplete at this time. Please work with both of these departments directly to address their issues concerning the second exit from the building. There are three comments (bolded items) from the Planning Division that should also be reviewed and responded to. Once all comments have been addressed, please submit three full size copies of the revised plans to the Planning Division. If you should have any questions regarding the plan check comments or the Conditional Use Permit process, please feel free to call me at (650) 558-7252. Sincerely, Erica Strohmeier Planner 501 PRIMROSE ROAD • BURLINGAME CA • 94010 City of Burlingame Planning Department (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments Job Address: 1219 Broadway (revised plans submitted April 18, 2008) Job Description: Conditional Use Permit and Parking Variance for expansion of an existing food establishment — II Piccolo Caffe. Lot Area: 3,560 SF Zoning: . C-1 (Broadway Commercial Area) 1. Use Existing: Limited Food Service Food Establishment — II Piccolo Caffe (675 SF of seating area) Proposed: Full Service Food Establishment — II Piccolo Caffe (806 SF of seating area) Required: A Conditional Use Permit is required for changing from a limited food service food establishment to a full service food establishment. Please note that once this change in classification is approved by the Planning Commission, a new Conditional Use Permit would be required to change back to a limited food service food establishment (C.S. 25.36.043 d). An application for a Conditional Use Permit was submitted to the Planning Department on March 10, 2008. EXISTING PROPOSED I ALLOWED/REQUIRED Use: Limited Food Service Food I Full Service Food CUP for change in Food Establishment 1 Establishment Establishment Classification _......_.—.......�._..�........_........._.�._...�._----..._.__._... ......_...._.....---._._._.__..._..__...._..._..._.__._ _._.....____..... __�..�__.�__�.._�_�.__..r _..—_ _ � _— Seating Area: 675 SF 806 SF As proposed, with CUP (584 SF indoor area + (715 SF indoor area + Amendment 91 SF outdoor area) 91 SF outdoor area) 2. Parkinq ■ The applicant submitted an application for a Parking Variance for an incremental increase in the number of parking spaces required on site to the Planning Division on March 10, 2008. Please note that although only 2.13 additional parking spaces are required, the Parking Variance is for three parking spaces because the Planning Division always rounds up any decimals (see attached). ■ Also, please note if there are any storage areas proposed in the new food preparation area (including walk-in freezers and refrigerators). Storage has a lower parking requirement then food establishment and this may lower the overall parking requirement. i EXISTING � PROPOSED ALLOWED/REQUIRED Parking: 0 spaces 0 spaces Three (2.13) additional parking spaces are required due to intensification of use 3. Miscellaneous ■ Planning Staff has determined that Commercial Design Review is not required as part of this application because the changes proposed to the front fa�ade do not exceed 50% of the area of the front farade (CS 25.57.010 b). ■ Please note that all new signage will need to be approved (prior to installation) under a separate application to the Planning Department. ■ Planning Staff would note that the hours of operation for the business were changed on the plans (sheet A-2), but those changes have not been revised on the Commercial Application. Please revise City of Burlingame Planning Department (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments the hours of operation on the Commercial Application and submit a new copy of that document to the Planning Division. EXISTING PROPOSED ALLOWED/REQUIRED Hours of Operation: Sun-Thu: 5:00 am to 10:00 pm I Sun-Sat: 5:00 am to 11:00 pm As proposed, with CUP Fri-Sat: 5:00 am to 10:30 pm Amendment 2 0 City of Burlingame Planning Department (650) 558-7250 • (650) 696-3790 (fax) Proiect: 1219 Broadway — Parking and Seating Area Calculations �L�1G,�v�� Il,it�ct�'ic7�/�: �XI S'il`n.�� +'?�tiAC�Ce� � � � I�'-��" X �;bo, �as.3r6a:,o��x�►�. I�G�� ( �3�3'�� 3=H" . �2.�- � 9=�t''x3' 6,� � 1 �81a•Z a : Zo� . �1 i cc� =� 1 5� S 8•`� ( �=6''�11'�I►" ► 808,3 (u=u^xc�=�D � 3 Z � 3 ��!q"xZ3=6�� I��lo.2(23=G"��1�- = 1,9 6q.�-lzoo ��8 > — —... �_ ... 1�4,}��3;a'� (3'-�1°_ i"" i P� SFo�aq.c. = 1� 4,�- � �000 � 3�,3 23=G�'r2=9" L E �s� = I 1�9$ Zo, = o• �8 s tc�s � ,� ..�,`.. ,___-- -- . _. ,�,,Zo.Z�Z�:�"�y�=s�1-3�,� :5�6s��Ps w.�..�r = _ �.35� ' � � iv' ti ,� 8� fhv�lw�e.�,�- _ . = I1•HPj 5jpaccS �(p,l� �=3��x�2;6"�_ �et+/ <,tai�`^� �s`�n. Lo9�4 ��2�`''X �b'-a' ) 1i3,�- 3;y,�x �S=G', z��zr (3� X�'.R'� to,s C3' x G=�c'� �,a3 ��'-3"x11��3'� IZ �{ }. � � � G'- � "x }'- �1' 1 �I 2.3g � S:Z��Y2i=0�' 1 I}`S. � ��:3�iXIS� 1�'� 8d�.11 c� � DES ARCHITECTS ENGINEERS April 17, 2008 Erica Strohmeier Planner City of Burlingame 501 Primrose Road Burlingame, CA 94010 Project: 1215/1219 IL Piccolo Expansion DES Project Number 9761.001 Subject: Planning review corrections Dear Erica: We are responding to the City's comments with this revised set of documents. They include drawings A-0 through A-4. The list below identifies where these revision have been made: • Existing and proposed seating areas are listed on A-0, A-2 • Revision of operating hours are shown on A-2 • Code items 1 through 7 of the City Fire Marshal are addressed on A-4 • The City Engineer's comment about the side exit into the alley way is addressed on A-1 �r'Chief Building Official Items 4and 3 are addressed on A-2 �ief Building Official Items 5 is addressed on A-3 �� •'"�� Chief Building Official Items 6 and 7 are addressed on A-1 •-� 'Chief Building Official Items 8, 9 and 10 are addressed on A-4 �J:��\Chief Building Official Items 11, 13 and 16 are not applicable. � �Ghief Building Official Item 12 is addressed on A-1 . �� •f ' Chief Building Official Items 14 is addressed on A-3 • Chief Building Official Items 15 is addressed on A-0 `�!��iief Building Official Items 17, 1 a d 19 are addressed on A-4 Chief Building Official Items 20 is addressed on all drawings • NPDES Coordinator's comments are addressed on A-4 �"Y I'� V�:., 9� L d..� APR 1 � 200$ P: � llPiccol � 1219Bdw� � 9761007 � Admin � Zoning and Building Permits � cooer letEer � 4-17-08.doc 399 Brndford Street Redtvood Cit�, Califor�iin 94063 Tel 650-364-6453 Fnl 650-364-2618 zvzozo.des-ne.com � Expansion to II Piccolo Restaurant 1215/1219 Broadway, Burlingame, CA DES Projecf No.9761.001 Apri117, 2008 Page 2 of 2 We feel that we have met these requirements but if there are any questions please call me. DES Archi ts + Engineers, Inc. ��'.�':� °e1 � incent AmRhein, AIA Project Manager Encl: 3 sets of Drawings A-0 through A-4 cc: Dave Armanino File iY ei.m `a.2 i�: � � � ,.e. APR 1 g 2008 �ir� oF ��:,� .��. ,,., � n,.- DES Architects + Engineers, Inc. P: � IlPicco! � 12198divi/ � 9761001 � Adrnin � Zoning n��d Bztilding Per-mits � ceruer letter� =l-17-08.doc Project Comments Date: To: From: March 13, 2008 ❑ 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 Subject: Request for Conditional Use Permit and Parking Variance for expansion of an existing food establishment at 1219 Broadway, zoned C-1, APN: 026-193-280 Staff Review: March 17, 2008 �r On the plans specify that this project will comply with the 2007 California Building � Codes (CBC). 2) Anyone who is doing business in the City must have a current City of Burlingame siness license. On Page A.0 there are two notes that must be removed under "Project Data:" `- a. Remove the reference to the "R" occupancy referenced in Note 3, unless the R occupancy is part of this project. b. Remove Note 5, since the outdoor seating must be included and reviewed for code compliance. 4) Provide fully dimensioned plans. ) P- u+de existing and proposed elevations. Show t distances from all exterior walls to property lines or to assumed perty lines Show the dimensions to adjacent structures. l) Obtain approval from San Mateo County Health Department for these plans. 9) Show code compliance with all requirements for commercial cooking appliances, including complete hood, duct, and s�aft details. 10)Comply with the 2005 California Energy Efficiency Standards for low-rise residential / non-residential buildings. Go to http://www.enerqv.ca.gov/title24 for publications and details. 11)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. � �he second exit �s shown cannot swing into the public right of way. Note: A possible solution might be an interior alcove which allows the door to swing in the direction of travel without encroaching into the right of way. 13)Provide handrails at all stairs where there are four or more risers. 14)Provide lighting at all exterior landings. 15)Provide a title block on the plans that includes the name of the owner(s) and the name, address, and phone number of the project designer. 16)No change shall be made in the use or occupancy of any building that would place the building in a different division of the same group of occupancy or in a different group of occupancies, unless such building is made to comply with the requirements of the current code for such division or group of occupancy. 2007 CBC 3406.1 Note: If the change in occupancy classification include a change in "Occupancy Category" as prescribed in 2007 CBC Table 1604.5 then a complete seismic upgrade of the existing building may be required. 17)Illustrate compliance with the minimum plumbing fixture requirements described ,�in the 2001 International Building Code, Appendix Chapter 29, Table A-29-A. jShow compliance with all accessibility regulations found in the 2007 CBC for existing buildings including: a. Accessible paths of travel b. Accessible countertops c. Accessible bathrooms Note: An accessible bathroom is required for each sex (2007 CBC 2902.2 d. Accessible parking � ovide an exit �lan showing the paths of travel ,)�ease reference this project as 1215 Broadway on all plans and documents. 21)NOTE: A written response to the items noted here and plans that specifically address items 1, 3, 6, 7, 12, 18, 19, and 20 must be re-submitted before this project can move forward for Planning Commission action. Reviewed by: Date: O� � U CITY OF BURLINGAME PLANNING DEPARTMENT TEL. (650) 558-7250 FAX. (650) 696-3790 FACSIMILE TRANSMITTAL SHEET TO: FROM: Vince AmRhein Erica Strohmeier, Planner COMPANY: DES Architects and Engineers E-MAIL ADDRESS: vAmRhein@des-ae.com RE: DATE: April 4, 2008 TOTAL NO. OF PAGES: 10, including the cover sheet 1219 Broadway, Burlingame ❑ URGENT Q FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE Vince, Attached please find my plan check comments for the project at 1219 Broadway, Burlingame. After review of the plans that were submitted on March 10, 2008, the Planning Department has noted that additional information and clarification is required and the plans are incomplete at this time. Please address all comments (bolded items) and submit three full size copies of the revised plans to the Planning Department at your earliest convenience. Also attached are comments from the City Engineer, Chief Building Official Fire Marshall and NPDES Coordinator. Please call them directly if you have any questions regarding their comments. Also note that the City Engineer and Chief Building Official have comments that must be addressed prior to being scheduled for a Planning Commission Public Hearing. If you should have any questions regarding the plan check comments or the Conditional Use Permit process, please feel free to call me at (650) 558-7252. Sincerely, Erica Strohmeier Planner 501 PRIMROSE ROAD • BURLINGAME CA . 94010 City of Burlingame Pianning Department (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments Job Address: 1219 Broadway Job Description: Conditional Use Permit and Parking Variance for expansion of an existing food establishment — II Piccolo Caffe. Lot Area: 3,560 SF Zoning: C-1 (Broadway Commercial Area) 1. Use Existing: Limited Food Service Food Establishment — II Piccolo Caffe (675 SF of seating area) Proposed: Full Service Food Establishment — II Piccolo Caffe (806 SF of seating area) Required: A Conditional Use Permit is required for changing from a limited food service food establishment to a full service food establishment. Please note that once this change in classification is approved by the Planning Commission, a new Conditional Use Permit would be required to change back to a limited food service food establishment (C.S. 25.36.043 d). An application for a Conditional Use Permit was submitted to the Planning Department on March 10, 2008. EXISTING ( PROPOSED ALLOWED/REQUIRED Use: Limited Food Service Food ( Full Service Food CUP for change in Food Establishment Establishment Establishment Classification Seating Area: 675 SF 806 SF As proposed, with CUP (584 SF indoor area + (715 SF indoor area + Amendment 91 SF outdoor area) 91 SF outdoor area) 2. Parkinq ■ The applicant submitted an application for a Parking Variance for an incremental increase in the number of parking spaces required on site to the Planning Division on March 10, 2008. Please note that although only 2.13 additional parking spaces are required, the Parking Variance is for three parking spaces because the Planning Division always rounds up any decimals (see attached). ■ Also, please note if there are any storage areas proposed in the new food preparation area (including walk-in freezers and refrigerators). Storage has a lower parking requirement then food establishment and this may lower the overall parking requirement. EXISTING PROPOSED ALLOWED/REQUIRED Parking: 0 spaces 0 spaces Three (2.13) additional parking spaces are required due to intensification of use 3. Miscellaneous ■ Planning Staff has determined that Commercial Design Review is not required as part of this application because the changes proposed to the front fa�ade do not exceed 50% of the area of the front fa�ade (CS 25.57.010 b). ■ Please note that all new signage will need to be approved (prior to installation) under a separate application to the Planning Department. ■ Planning Staff would note that the hours of operation for the business will be included as a condition of approval for the proposed project. What this means is that if the applicant ever wanted to expand their hours of operation, then an amendment to this permit would be required. Therefore, ' City of Burlingame ` Planning Department (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments Planning Staff would recommend to the applicant that they expand their proposed hours of operation for the Conditional Use Permit in order to avoid having to ever go back to the Planning Commission for a Conditional Use Permit Amendment just to change the hours of operation. EXISTING PROPOSED ALLOWED/REQUIRED Hours of Operafion: Sun-Thu: 5:00 am to 10:00 pm Mon-Tues: 5:00 am to 7:00 pm As proposed, with CUP Fri-Sat: 5:00 am to 10:30 pm Wed-Fri: 5:00 am to 11:00 pm Amendment Sat: 6:00 am to 11:00 pm Sun: 6:00 am to 9:00 pm 2 Page 1 of 2 CD/PLG-Strohmeier, Erica From: Kenny Hung [kHung@des-ae.com] Sent: Tuesday, April 29, 2008 9:29 AM To: CD/PLGStrohmeier, Erica Subject: FW: Re: II Piccolo Caffe, 1215 Broadway, Buriingame - Encroachment Permit Exhibits. Attachments: A-5B Encroachment Exhibit.pdf; A-5C Encroachment Exhibit.pdf; A-5D Existing Alley Photos- 080428.pdf; A-5A Encroachment Exhibit.pdf Hi Erica, This email is to keep you in loop of the process. We want to let you know that DES and Dave are working closely with Enginnering to resolve the encroachment issues. Thanks. Kenny KENNY HUNG Designer DES Architects + Engineers 399 Bradford Street Redwood City, CA 94Q63 T: 650.364.6453 ext. 601 F: 650.364.2618 khung@des-ae.com www.des-ae.com _ .. _ _ ... From: Kenny Hung Sent: Monday, April 28, 2008 3;12 PM To: 'woong@burlingame.org' Cc: Tom Gilman; Vincent AmRhein Subject: Re: II Piccoio Caffe, 1215 Broadway, Burlingame - Encroachment Permit Exhibits. Hi Victor, Tom Gilman from our office asked me to email you these exhibits for review. In essence, we have found that there are existing encroachment conditions at the same alley where II Piccolo Caffe (the applicant) is located. These encroachments include metal gates and doors from adjacent properties and they open directly into the alley without any forms of protection. These gates and doors may become a hazard to people walking by, especially in emergency situations. Please see exhibits A-56, A-5C and A-5D. For our encroachment application, we have considered this potential harzard and propose to protect the relocated exit door with new guardrails. These 42" tall guardrails extend 3' from the building and are located approx. 4' from the existing wood gate. They are intended to protect the pass-bys from the exit door when it opens. New lighting will be provided for the relocated exit. Please also note that this door will remain closed for most time of the day. In view of all these, our proposed solution will provide a safer condition without obstructing movement through the alley. Please see the attached exhibit A-5A. Should you have any further questions, please do not hesitate to contact us. Thanks. KENNY HUNG Architecture-3rd Floor Extension: 601 5/1/2008 I / I� I � �I � � irom � c.i � v+�. �� n . ,. . . .. , .. . . i � � ll (N1 WINE BRR I ..', .:..IuI �1 � �� 'H pNIF00� (NRSTOFAGE fE1VAR� � I� • .. j (NIOININGRREA REPqRnT10N FA I . '� 11 ARFA � , __ � ... rb� � ;. , .. : C ; ; - - , � � i 1 ��, : — ---- —____ . � ,: .' " —'--- _ � ' y � '� �E�OININGFRFA "" """, (E�CPSHIEP �I (E)AFAftTMENT- � I . � .... II _ NOTPqRTOFTHE IEI�� .� . - --- -��- FROJECT � - . . I I —p��rica �nw I � I — 11 � N� REST � i � �'a n i F ..i: • I r.:, . : . .. �i r� �� — -- IElvaa� I I� ti� � -_i (E7DININGARFA _I _ I �'--1 I qNOS�TREET (E�SIDEWPLI( � _ L__J � aAaKiHc �; � ` _ _ I . I I � .; I�. RES� OO � �I � � I � � } _ _ I O � ❑ �fi]Aa' 3i.4 u � .. . � _ _ � � ry (EITMSHRREn e � u ... fE)nLLEV ..` . . . ... ^ /� (EIRILEY a �J , �__—'_._ —__ . ._' —__—__—'__'_ _—"—__—__—_.._—__,..—" _'_'__ �o ��.R «��.�� u� T — � . . z � /1SITElLOCATION PLAN _ � ia s�m �ec 1tl � ��,� �� towe �o,°,� maaa.�u �� , • � � . : , . .. �.-i �� i I I . : ; . - .. I ,. � .\ � , _ ', � � L7ID7IIIi�7f�A L i �p ' ,. I � �j� I � L� � 1 I �IJ.jllJlllillillllll ,:. e � - �i _ _ �� Z1, iil wilJilll eaonownv � — � nNosraeer PNRKING � w�ns ([I wu wrmic �[iaoio�Q'r w+o�r�c rn �n� z ALLEYSI�EELEVATION �� I I Piccolo Caffe Expansion NEW EXIT DOOR: LOCATION PLAN AND SIDE ELEVATION � � 1215 BROADWAY, BURLINGAME, CA oa�,voa � Y L PraJecl Number.9761.001 A� CITY OF BI�RLINGAME PtAf�Ni�v':� G��Y 1 IIIVAIL /, 2. VIE'.4 OF THE AL�EY TOW'ARDS BROADWAY i. 41E':: OF Tti= ALL=Y TC'J�ihRGS TI1E RESiDLNTIAL AR� IF ;� .;� ` : ,. .��.�. � ��_�_ _. -�H � � . � i\' �� -'`'', �' • -r: ..ti �a��l �/� �� .. 6. (E;� P,17AL GATE OP=AS INTO THE ALIEV AT A0.ACENT PROPERTY I � -. � � ��= � -� . r'� Mc � nL DOO� OPENS INTO l I1�=ALLEY =301v! AD.ACENT HLSI�J�iM I'S Kil CFILh t. ,;=j IriFTAI. DDOR OF; �5 I+1TG � Ic hL��LY �RC1.' AL'iaGE`!1 NLS1A'JH/1N1 5 K� iCil_N �� AERIAL IN.AGE OF THE SITE 1 (E!.:1ETA!.��Ar=OPcfvSINTO T!iE P1LEY M_/� I I Piccolo Caffe Expansion EXISTING ALLEY/EASEMENT CONDITION � �j �,. 1215 BROADWAY, BURUNGAM� CA wazoe � � Pm�xl NumD�r. 9T61.007 � ` �J �PR � � 2008 CITY OF SIeRLIiuGA�� PLANNIN(:; DEPi. __ ,� , , .� � � � � � � ��--�� . ' E � � �<: ! 1 1 '� �, � . 1 1 . . .. �?aa _ f' ; 1� 3* I �� . ._ _. ,�l':, � � ��I � .J ` . � .v�� - : -. ..-��ii��i��:,�;�a.:li�ai9�� 1 i��■ ,�#4 � �. �'� 1 �1 � � 1 I � � .. , , I � „m . .� � — �.. ,�.� � 1 1. � f � ...—:— - .—r-�a � ■ .,-. � - � � � � :. . ` � � . � Y ' � �. "� .,. � �' �� .i � i�� _ ,z.! 1� � � --", . . •�J_ 1 7 .�.. 1� .3+ O � . _ � ....■ ' r.:a ��u�a� ��r■■ �__,,, L. �: �' � 3 m , 4 5 6 � � , `+ i � �� - � ,.sd��' � � ' } � . �.�a.vi . � � 1'r 1 .. � � ` �$ P\ 1 � ;� I 4��-:: I �' � ��. . 1 --... . . 1 ; 4'.�. � �� . . � f Y � i �� t � � �?: � S " ' � 9 � ' N� ' ' . � -- r�_._ II Piccolo Caffe Expansion 12t5 BROADWAY, BURLINGAME, CA 4� S L.Yf �} � , , ; 1 1 1 1 1 i � 1 1 1 I I I � i '�'. � a:}'i � EXISTING ALLEY/EASEMENT CONDITION oaze�oa . �.., '�- !�1 � � V `oOV C1TY OF BL�RL(NGAME pLArJNii�G �J�PT. � Prqect NumEer: 9761.00t II Piccolo Caffe Expansion. 1215 Broadway, Burlingame, CA Image Site Photos 04/28/2008 �:f :� �� . . �,.,..i ��r' � � �� .. �� . v � �:5 p � . . / R • �t �� 9 .. . .. Fd ; . . ." J ,� .�- ... .. . . ,�� ?__ . ` . � � ' ,. .�,r .. e; �'' ' � � y�;,� . � � � . � d�� y;�`r � . . ._�......._,�...___ �,i'�� ,��'' � E , ' . � yY �� '��td � �# 5 � „' � �� t w'�� y� ��.- p� �� , �.�'�'j �, � -' � r�, � � � � �'� '� ��M'��' ��fi.. � � � �� ' -��" � F . ^ �.; �� . � ��- �-:�.� E � �� -:�. .�; �.,: ; .� ` , - �LL -�: �i ,�,' J � K `I -��,�� ; _�- .�� — �r"' � I c�';- ; . ..� � . -�/ r R ,. . Y ,; - - y� ,: �� . �6 . . a �►c'. �•� 'F - 4 P iy` . � �4 �' ` � � �a�� , � . � i'` < F' _, P"�1' _ .. .. 1u�._ .. . .. Yµ,...::�y � . � oji��`:,YJ4 � . II Piccolo Caffe Expansion. 1215 Broadway, Burlingame, CA Site Photos � �� t < � ��1 �. Y �� ..�r " � R _.. _.�—a-„-.� �i �4 Ima e � 9 04/28/2008 II Piccolo Caffe Expansion. 1215 Broadway, Burlingame, CA Image Site Photos 04/28/2008 �� f ' �,� 1 �;; i � '�� ;�� , y "`:::„�'`�: d : � �7;., ''r ' �,3" a :, , �� Y'�. . ��,`�: =� �;i _ �a `` , ��'� .:. � i� r � � ��{ I'; c , � f� � � _. __� „�.,V: . . _ _ ,�,---� - � •.. 1 -�;. � ._. + y � _ r � __�_--- . : � -�� t� _ . . _ _ - :. � � � *� � .. _ � � � ` � �' \0 �' �� 7� , . ,._-� - - - r 4 . , � � t . ,, . � � --�- � .. , , .. �� , , . t � " ��"4",`''�� . �y � � � , ,, �� .� _- ��, �� ', �w � , i i � , ��,. � I i�= i r ..'�� Y , `�L�; �� n � . ��, �1�� 1 f � R � , I a ,�; �� ' �� " +�" � --� � � � .�, , ; � , i � '�Q E '' � . . . �� : ��y{ i .�� , '' . t � y� �1 r-i ^v`:_A .�i+<__ �'i-ia ., � � � � V' J 4I , , L�� # ` tl �t � „�r � �� ,{ ! � � �� . `, .' i '': • �:,, . .,�' M�:.. ,. � � _ � � � � � � � a ... ..:�re.._ ...�l�l� ' _ 0 y�� • — F , te•. .��4�� r- '9 .� .' II Piccolo Caffe Expansion. 1215 Broadway, Burlingame, CA Site Photos �;_ �,� , ,� ;: f ` �'� �; ��4 • � r . ! � �� :- ,�� i# ��; ��:. r ;. � r � � �r_ ti � �s��a�+� Ima e � 9 04/28/2008 CITY Ur Sl!�� I�!UAME II Piccolo Caffe Expansion. 1215 Broadway, Burlingame, CA Image Site Photos � � � � 04/28/2008 � } �� = � �F � � � � _ � ��.?. �` r�_, e� a� � � ,7l� c � � ��• . � �: ` � � °f�. � : �� , �� }. ��, � �. �, • `�'�'� �" - f �: ( � � � .�: ��j� r-l+�` u��#v � „� � - K. �z,r,' �,` y . n✓«�-= kvn.,�x.f�, ""„ t z- �ri , . .a�. � "� _. � _ � - ::r� � �) � , ,' " ' # j — . � �� t �� !' � ;� � � ' � ,�¢` �s f ��,�:�� f� 1 t r � � q t .,�'i�........,,"'-:,��'�.'�� 1�� E, 4r . .:r-'3y,,.�__ � `�,,; � . . .��,f�e� �t �( �: �� .. � - , �$J ,c;, . �� a 1r � rt ¢, e i .. � . � 4 � � j � .. I e��, �� . � �� r � � ^'�" � ! �i', � ' 1.� �? ;a �x � ,�� ?"�1� �� F( - , b • � . .. we-a e-eer � . �.s � . ,� .. ��+.., . Y .,; � r 4 �, t r,. � , n �. F � �; � jj �'� � � �- ;.,' � �� •� i �`tii Yy j� � �- � " �. rr • .! :' `,,1�'' . �,, ` . � �� . � � ^� �� r - C i � Z . , I � + � '� s} �7.. �� , � . � � Y ,'.J'.�' :1�� . �1�!' � � � _� �. . � � � ° � � �� — �� ' + ( .�i T r�,, t'. _: ' e'" .. .�,_ y� >�' � �.> �" � � . t ! �� 1 `I � t. .� . . � ; � +#`�� i � � _ . � '�-�_ .. , �� - �� +��a r '" .a... � ,� �� . ��f. �' / �; I, t �� ' '/' �� ,�* r M ~ � � `' `� ��y � V � * ��+ � � t� , �� ',. � : , y ; y�, .� ...., . "_ ' ' �s � .»� _7i. �, _ � � �t t� � r� � � . _ �� , ' � . -_ r � " � a �... . �` _ . . ... .• �� . . _ i1 � F ��'_ .,e... "".,:'y ".. '. .y� � • ' . ..p,, � � � �e� - ^ �� ` 'i ,`� . . . ... . �.. . � �� ' a , � s * -_.s. `� �•' _-' . . . ✓' "- . �M ,' � i, . . �� ' M '�rLL Y . r� 1 ��r � � . . �� i � ... . �• �A �._. " � � '_ � . t '...�', .� Yx�nf . S . Z � � � . # '.�' �f ` a, ,.<°�'�'.. . d'° � . • �" _ �,.. r �� • � -r F" � � • � �';,'. ., � .� ��. � � # �. ` r� � �� 2 T r "� � ;y � �°' ~' .i. a -� �� `r�': �a-'�+ +�t--,x' �,'`�'y��`wr�� II Piccolo Caffe Expansion. 1215 Broadway, Burlingame, CA Site Photos Ima e � 9 04/28/2008 �. �,�`= �l'RLfI'•1GA.:.. i'=; DEP"f, II Piccolo Caffe Expansion. 1215 Broadway, Burlingame, CA �� '1'iage Site Photos 04/28/2008