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PROJECT LOCATION ,
1310 Burlingame Avenue
City of Burlingame
Commercial Design Review
Item #
Regular Action
Calendar
Address: 1310 Burlingame Avenue Meeting Date: 7/8/02
Request: Commercial design review to remodel an existing commercial building (C.S. 25.57.O10,b)
Applicant: Maher Fakhouri APN: 029-152-190
Property Owners: Steven Gensler Area: 8190 SF
Designer: Tiffany Rose Leichter, Kahn Design Associates
General Plan: Shopping and Service Zoning: C-1, Subarea A, BACA
CEQA Status: Article 19. Section: 15301 - Existing Facilities, Class 1(a), Interior or exterior
alterations involving such things as interior partitions, plumbing, and electrical conveniences.
Previous Use: Food Establishment (Stella Mia)
Proposed Use: Food Establishment (The Crepevine)
Allowable Use: Personal Service, Retail, or Food Establishment
Summary: The applicant is proposing to remodel an existing single-story commercial building. This
project is subject to commercial design review since more than 50% of the fa�ade facing the street is
being changed.
The existing building, currently occupied by Stella Mia restaurant, contains 2796 SF of floor area on
the first floor and 876 of floor area in a second level storage loft. There is no on-site parking. The
applicant is proposing to remodel the exterior and interior of the building for a new food establishment.
No change in use will occur since both the previous and proposed uses are full-service food
establishments and the proposed restaurant will operate under the conditions of the existing use permit.
The applicant proposes to change the front exterior of the building by adding new, stained glass
clerestory windows where there is an existing awning. New retractable canvas awnings will be
installed below the clerestory windows. Above the clerestory windows will be a stucco fa�ade similar
to the adjacent buildings. Approximately 400 SF of the front portion of the existing building will
altered to create an outdoor seating patio and entryway. The patio will be separated from the sidewalk
by a 20-inch high tiled wall. The walls of the storefront and entry beyond the outdoor patio will be
clad in aluminum.
On the interior space, the applicant proposes to retain and re-arrange the existing 1269 SF of seating
area. This will cause the existing kitchen, cooler and cook line areas to be re-arranged. The storage
loft will be relocated and reduced from 876 SF to 320 SF.
There are no changes proposed to the footprint of the building. The applicant will be operating under
the existing conditional use permit for the site (see attached Commercial Application and Approval
Letter, dated March 19, 2002, for operation details).
The applicant is requesting the following:
Commercial Design Review
1310 Burlingame Avenue
• Commercial design review to remodel an existing commercial service building (CS
25.57.O10,b).
Proposed Existing Allowed/Req'd.
Use: Full Service Food Full Service Food Food Establishment allowed with
Establishment Establishment Conditional Use Permit
(Stella Mia) (Crepevine)
Parking: no change 0 first floor food establishment use is exempt
from parking requirements/ second floor
storage is existing, non-conforming with a
1-space (0.88) deficit *
Floor 0.13 FAR 0.15 FAR 3.0
Area: 3296 SF (includes 3672 SF (includes 24,570 SF
l s` floor and 151 floor and storage
storage loft) loft)
* Since the use on site is not being intensified and there is no increase to the footprint of the building
(and the floor area in the 876 SF storage loft is being reduced to 320 SF), unmet parking
requirement is reduced from 0.88 parking spaces to 0.32 parking spaces. After the remodel, the
non-conforming parking allowance for this site will be reduced to 0.32 permanently.
Staff Comments: See attached. Planning staff would note that signage is shown on the plans to
provide a complete picture of the proposed fa�ade design, however it is noted on the plans that all
signage must be approved under a separate permit. Signage is not being considered as a part of this
application.
June 24, 2002 Design Review Study Meeting: At the Planning Commission design review study
meeting on June 24, 2002, the Commission asked for samples of the proposed aluminum frames for the
clearstory windows and of the tile for the storefront. The Commission also expressed a concern about
security lighting on the patio at the front of the building and asked the applicant to clarify what type of
lighting would be used (June 24, 2002, Planning Commission Minutes). The Commission moved to
place this item on the regular action calendar so they could look over the materials.
The applicant will provide for Planning Commission review an example of the aluminum window
frames for the clearstory windows and an example of the tile to bc used on the storefront at the action
hearing. The applicant notes that three SOW MR-16 recessed can light fixtures will be installed
approximately 36" in from of the storefront. These lights will be on photocell sensors so that they will
automatically engage when the sun goes down and disengage when the sun rises.
Commercial Design Review Criteria: The criteria for design review as established in Ordinance No.
2
Commercial Design Review
1652 adopted by the Council on Apri12, 2001 are outlined as follows:
!3/0 Burlingame Avenue
1. Support of the pattern of diverse architectural styles that characterize the city's commercial
areas;
2. Respect and promotion of pedestrian activity by placement of buildings to maximize
commercial use of the street frontage, off-street public spaces, and by locating parking so that it
does not dominate street frontages;
3. On visually prominent and gateway sites, whether the design fits the site and is compatible with
the surrounding development;
4. Compatibility of the architecture with the mass, bulk, scale, and existing materials of existing
development and compatibility with transitions where changes in land use occur nearby;
5. Architectural design consistency by using a single architectural style on the site that is
consistent among primary elements of the structure, restores or retains existing or significant
original architectural features, and is compatible in mass and bulk with other structure in the
immediate area; and
6. Provision of site features such as fencing, landscaping, and pedestrian circulation that enriches
the existing opportunities of the commercial neighborhood.
Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative
action should be by resolution and include findings and the reasons for any action should be clearly
stated. At the public hearing the following conditions should be considered:
1. that the project shall be built as shown on the plans submitted to the Planning Department date
stamped June 7, 2002, sheets A0.0 through A2.0, and sheet A4.0, with powder coat painted
aluminum frames on the clearstory windows to match the aluminum sliding windows and doors
at grade, and green patterned glazed ceramic tile trim; and that any changes to the footprint or
floor area of the building shall require and amendment to this permit;
2. that any changes to the size or envelope of the basement, first floor or mezzanine level, which
would include adding or enlarging a dormer(s), moving or changing windows and architectural
features or changing the roof height or pitch, shall be subject to commercial design review;
3. that the conditions of the Fire Marshal's and Recycling Specialist's May 6, 2002, memos shall
be met;
4. that the project shall comply with the proposed demolition and construction recycling ordinance
recently approved by the City Council;
3
Commercial Design Review /310 Burlingame Avenue
5. that three minimum SOW recessed light fixtures shall be installed in the patio area and the
fixtures shall be activated during all nighttime hours;
6. that all signage on the site shall require a separate application for a sign permit; and
7. that the project shall meet all the requirements of the California Building Code and California
Fire Code, 1998 edition, as amended by the City of Burlingame.
Erika Lewit
Zoning Technician
c: Tiffany Rose Leichter, Kahn Design Associates
�
City of Eurlingame Planning Commission Unapproverl Minutes
June 24, 2002
not allow other houses in the neighborhood to expand; could affect them forever. Design reviewer needs to
consider and address the following:
• Look at this project as a unit and how it will work within the neighborhood, need flexibility
to work within the neighborhood character;
• Issue is building three houses at once has a greater impact, need to be more sensitive in
design to blend not alter the neighborhood character;
• House on right might fit better with lower envelope;
• Need a streetscape elevation study including FAR and setbacks for both sides of Drake from
Adeline to the end of the street;
• FAR is not an entitlement, code provides for qualitative requirement based on design
guidelines, need to be addressed;
• Should look at amount of hard paving, all concrete, could use pavers or other softer materials
better for trees;
• Address reasons that this lot was not allowed to be developed as three lots in the past;
• Provide graphic representation of both sides of the street, documenting what the existing and
new would look like based on height, mass and finished floor elevations.
• Mass of three houses should be varied more, for example by lowering some of the roofs or
making them single story;
• Mass and bulk of houses on lots B and C is not in keeping with the neighborhood and its
natural environments, lower the plate lines in some areas and reduce the FAR so they are
more in keeping with the existing houses;
• Neighborhood fit has a lot to do with the way the houses are sited on the lots, could have
single car garage, attached garage, vary setbacks substantially so houses not equally
separated, combined and shared or side by side driveways;
• In consistency with the neighborhood. Aesthetic also requires architectural solution;
• Mass could be reduced by making the rooms smaller using interior space more efficiently;
• Address environmental constraints and effects on them should be considered in design
review.
Chair Keighran called for a vote on the motion to refer this project to a design reviewer. The motion passed
on a voice vote 6-0-1 (C. Osterling absent). The Planning Commission's action is advisory and not
appealable. This item concluded at 9:50 p.r�.
9. 1310 BURLINGAME AVENUE - ZONED — G1, SUBAREA A— APPLICATION FOR COMMERCIAL
DESIGN REVIEW TO REMODEL AN EXISTING COMMERCIAL BUILDING (MAHER FAKHOURI,
APPLICANT; KAHN DESIGN ASSOCIATES, ARCHITECT; STEVEN G. GENSLER, PROPERTY OWNER)
(53 NOTICED) PROJECT PLANNER: ERIKA LEWIT
CP Monroe briefly presented the proj ect description. CP Monroe noted that the signage was included on the
plans to show how it is integrated into the design of the facade, but the PC is not being asked to review the
signage under this application. The applicant would come back with a sign permit under a separate
application. There were no questions of staff.
Chair Keighran opened the public comment. Charles Kahn, architect, and Tiffany Lichter, designer, were
present to answer questions. Charles Kahn noted that this building is part of 3 tenant spaces including the
bakery, Stella Mia and natural food store. Noted that the clearstory windows were part of the original
10
Ci;y of Burlirtgume Planning Commission Unapproved Minutes
June 24, 2002
building if just the fa�ade below the windows was being altered then would not require commercial design
review. Wanted to take the existing Stella Mia tenant space and break it up into an individual storefront. The
open terrace design is similar to some other shops on Burlingame Avenue and wanted to show integration of
signage as part of the design proposal.
Commissioners asked: what happens to the outdoor seating after business hours? Designer confirmed that
the tables and chairs would be brought inside after the close of business. CA Anderson noted that the
applicant should speak to police department about security lighting when the business is closed. Clarify if the
clearstory windows were going to be stained glass? Designer noted that the plans indicated stained wood
window frames and not stained glass. Are the lower floor window frames aluminum and the upper story
windows frames wood? Applicant stated the lower floor windows are heavy aluminum because they are
sliders; he would like the option to decide whether to do wood or aluminum windows on the upper story.
What is the color of the tile? Applicant stated they would bring in samples of the tile and aluminum window
frame material to the next meeting.
Commission had the following concerns about the proposed project and asked the applicant to address them:
• Would the clearstory window frames in the upper level be wood or aluminum? What would the
aluminum material look like;
• Commission would like to see samples of the proposed tile;
• How would security lighting be installed in the outdoor patio area, what hours would it be operational.
There were no other comments from the floor and the public comment was closed.
C. Brownrigg made a motion to place this item on the consent calendar for action. Motion was seconded by
C. Auran.
Comment on motion: wanted the option to review proposed materials request amendment of the motion to
place this item on the regular action calendar to provide that opportunity. The maker and second of the
motion agreed to the amendment to the motion to move the item to regular action calendar.
Chair Keighran called for a voice vote on the motion to place this item on the regular action calendar when
the proposed materials would be available to review. The motion passed on a voice vote 6-0-1 (C. Osterling
absent). The Planning Commission's action is advisory and not appealable. This item concluded at 10:31
p.m.
10. 1261 VANCOUVER AVENUE — ZONED R-1 — APPLICATION FOR DESIGN REVIEW FOR NEW
TWO-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGES (OTTO MILLER,
APPLICANT AND PROPERTY OWNER; JAMES CHU, CHU DESIGN & ENGR., INC., DESIGNER) (60
NOTICED) PROJECT PLANNER: ERIKA LEWIT (R�QUEST TO CONTINUE)
-`i'his item was continued until the applicant submits additional required information requested by the
Planning Department and public notice will be sent when the item is rescheduled.
11. 1217 BERNAL AVENUE — ZONED — R-1 — APPLICATION FOR DESIGN REVIEW AND SPECIAL
PERMIT FOR DECLINING HEIGHT ENVELOPE FOR A NEW TWO-STORY SINGLE FAMILY
DWELLING AND DETAGHED GARAGE (JD & ASSOCIATES, APPLICANT AND DESIGNER; STELLA P.
HUNG, PROPERTY OWNER) (59 NOTICED) PROJECT PLANNER: CATHERINE KEYLON
11
ROUTING FORM
DATE: May 6, 2002
TO: _City Engineer
_Chief Building Official
Fire Marshal
�Recycling Specialist
_Sr. Landscape Inspector
_Ciry Attorney
FROM: Planning Staff
SUBJECT: Request for commercial design review for new tenant at 1310 Burlingame Avenue, zoned
C-1, subarea A, APN: 029-152-190.
ROUTING FORM
DATE: May 6, 2002
TO: _City Engineer
Chief Building Official
�Fire Marshal
_Recycling Specialist
_Sr. Landscape Inspector
_Ciry Attorney
FROM: Planning Staff
SUBJECT: Request for commercial design review for new tenant at 1310 Burlingame Avenue, zoned
C-1, subarea A, APN: 029-152-190.
City ef Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org
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�.�E APPLICATION TO THE PLANNING COMMISSION
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Type of application: Design Review � Conditional Use Permit Variance
Special Permit Other Parcel Number:
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APPLICANT
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Address: �250 �tt�v�soN ST #20(v
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Date: �I 2
I know about the proposec� application and hereby authorize the above applicant to submit this
application to the Planning Commission. .
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Property owner's signature:� --""=�Ey��- ��' =� Date: y � %� �` � �'�
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Date submitted:
MAY - 6 2002
: I hereby certify under penalty of perjury that the information
t to the best of my knowledge and belief.
CITY OF BURLINGAME pCAPP.FRM
PLANNING DEPT.
Jun-17-02 01:19P , '�Z
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The Crepevine Restaurant
1310 Burlingame Avenue
The Crepevine is a warm, inviting and casual restaurant serving sweet and savory crepes,
pastas, salads, and sandwiches to all age groups. The proposed design exemplifies these
qualities by creating an environment that is welcoming, vibrant, and filled with warm natural
light.
We believe that the proposed design for the Crepevine is a positive addition to the City in
several significant ways; it enhances the vibrant street life of Burlingame Avenue, it pays
tribute to the architectural history of the building, and it offers an understated, warm and
sophisticated place for all members of the community.
In order to take advantage of and contribute to the lively pedestrian feeling on Burlingame
Avenue, we have recessed a major portion of the fa4ade to create an outdoor seating area.
The seating area is delineated by a low 20" wall. The wall height meets Alcoholic Beverage
Control requirements (as beer and wine will be sold) but is low enough to afford both
pedestrians and diners unhindered visibility of each other.
Our investigation of the existing building fa4ade revealed clerestory windows that have been
covered for years by a false stucco facia. The proposed design will recreate the clerestory and
restore the original, charming look of the building.
The design elements and materials at the fa4ade were selected for their warmth,
sophistication and casual appeal. The "base" cladding m�terial is stucco with a recessed
crescent for signage. Stucco has been selected to relate the new Crepevine space with its two
adjacent tenants, whose stucco facades will remain. The signage itself is comprised of elegant
pin-mounted metal letters with gooseneck lights above, consistent with numerous other
facades on the street. Awnings have been added to provude shade and protection from the
elements for pedestrians and customers. The awnings are made of fade-resistant material and
will be retractable for sunny days. The tile work at the low wall is made of
3 x 3 inch ceramic tiles with accent tiles of a darker color.
Proposed changes to the rear of the building are minimal. As the rear is also a customer
entrance from the public parking lot, we will replace the existing back door with a high
security glass door. We believe the new door will make the entrance more inviting and will
provide better light in the rear hallway.
RECEIVEC�
MAY - 6 Z��1
C'PLANNBNG OEPT��
k a h n d e s i g n a s s o c i a t e s. c o m tel: 510.841.3555 fax: 510.841.1225 1250 addison st., no. 206, berkeley, ca 94702
� k a h n d e s i g n a s s o c i a t e s
May 24, 2002
Ms. Erika Lewit
City of Burlingame
Planning Department
501 Primrose Road
Burlingame, CA 94010
Re: Crepevine Restaurant, 1310 Burlingame Avenue
Dear Ms. Lewit,
This letter is in response to your plan check comments on the Crepevine project at 1320
Burlingame Avenue, dated May 17, 2002.
I recently spoke with the Crepevine owners Maher, Majed and Mazen Fakhouri about take
out sales and the form of the menu. In regards to your inquiry about take out orders, they
anticipate that less than 1% of sales will come from to-go sales. They will not post a menu.
Please feel free to contact me with any questions at 510-841-3555.
Sincerely,
. l�' I� , •
� �',
Tiffany Rose Leichter, Project Manager
RECEIV��
MAY 2 8 200Z
CITY OF BUkLIN�qME
PLANNING DEPT.
k a h n d e s i g r a s s c> c i a� e s. c o m rE�V: 510.84i.3555 Fax: 510.841.1225 1250 addison st., no. 206, berkeley, ca 94IO2
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The City of Burlingame
CI1'Y �IALL 501 PRDvIItOSE ROAD TEI,: (650) 558-7250
PIANNING DEPAR'['MMENT BURLINGAME, CAL�ORNIA 940103997 FAX: (650) 696-3790
March 19, 2002
Zubeyir Duygu
Stella Mia
1310 Burlingame Avenue
Burlingame, CA 94010
Dear Mr. Duygu,
Since there was no appeal to or suspension by the City Council, the March 1 l, 2002 Planning Commission
approval of your conditional use permit amendment application became effective March 18, 2002. This
application was to allow for the extension of operating hours and for an increase in the maximum number of
employees at 1310 Burlingame Avenue, zoned Cl, Subarea A.
The March 11, 2002 minutes of the Planning Commission state your application was approved with the following
conditions:
1. that this business location presently occupied by a full service food establishment, with 1,269 SF of on-
site seating, may change its food establishment classification only to a limited food service or bar upon
approval of a conditional use permit for the establishment;
2. that the 1,269 SF area of on-site seating of the full service food establishm�nt may be enlazged only by an
amendment to this conditional use permit;
3. that the business shall provide trash receptacle(s) at location(s) and of a design selected by the city and
consistent with the streetscape improvements;
4. that the business shall provide litter control along all frontages of the business and within fifty (50) feet of
all frontages of the business;
5. that an amendment to this conditional use permit sha11 be required for delivery of prepazed food from tlus
premise;
6. that there shall be no food sales allowed at this location from a window or from any opening
within 10' of the property line;
�
.�larch 18, 2002
1310 Burlingame Avenue
page -2 -
7. that if this site is changed from any food establishment use to any retail or other use, a food establishment
shall not be replaced on this site and this conditional use permit shall become void;
8. that the project shall be built as shown on the plans submitted to the Planning Department and date
stamped October 1, 1996, Sheet A.1 and September 26, 1996, Sheet FS1 (November 12, 1996 special
permit approval);
9. that the conditions of the City Engineer's October 1, 1996 memo and Fire Marshal's September 30, 1996
memo shall be met (November 12, 1996 special permit approval);
10. that the hours of operation for the business shall not exceed the hours of 8:00 a.m. to 12:00 a.m., seven
days a week, with a maximum number of 10 employees, including the manager on site, at one time;
11. that seating on the sidewalk outside shall conform to the requirements of any encroachment pernut issued
by the city;
12. that all deliveries to this business shall be made from the Donnelly Avenue side of the premise; and
13. that the project shall meet all the requirements of the California Building and Fire Codes 1998 Edition as
amended by the City and that failure to comply with these conditions or any change to the business or use
on the site which would affect any of these conditions shall require an amendment to this use pernut.
All site improvements and construction work will require separate 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
yeaz may be considered by the Planning Commission if application is made before the end of the first yeaz.
The decision of the Council is a final administrative decision pursuant to Code of Civil Procedure Section
1094.6. If you wish to challenge the decision in a court of competent jurisdiction, you must do so within 90 days
of tt�e�date of the decision unless a shorter time is required pursuant to state or federal law.
Sincerely yours,
I � I Q,� IW��
Mazgaret Monroe
City Planner
RH�s
1310BURL.cca
c. Gensler Family LPIA California Ltd. Partner
1310 Burlingame Avenue
Burlingame, CA 94010
Chief Building Inspector
Chief Deputy Valuation, Assessor's Office
(65 FT X 125 FT ON NWLY SIDE OF BLGME AVE COM 217.39 FT NE FR PRIMROSE RD ACREAGE
CITY OF BURLINGAME; APN: 029-152-190)
�r�, c�rr o� CITY OF BURLINGAME
su�uN n�E PLANNING DEPARTMENT
" "�"' 501 PRIMROSE ROAD
BURLINGAME, CA 94010
��..,�,,,,„,•''� TEL: (650) 558-7250
1310 BURLINGAME AVENUE
Application for commercial design review
to remodel an existing commercial
building at 1310 Burlingame Avenue, zoned
C-1, Subarea A. (APN: 029-152-190)
The City of Burlingame Planning
Commission announces the following public
hearing on Monday, June 24, 2002 at 7:00
P.M. in the City Hall Council Chambers
located at 501 Primrose Road, Burlingame,
California.
Mailed June 14, 2002
(Please refer to other side)
CITY OF BURLINGAME
A copy of the applicatitin ani��"` s�oi thi�~pToject ay be reviewed prior
to the meeting at the'.- Pla ,; g� D�, pa�nent 1 Primrose Road,
Burlingame, Cali�ornia. ��
_ $ ;�
ff you chal enge t�t �ubject application(s) in court
raising onl}��hos ssues you oz someone else raisc
described i� tl�e�� �� ui u� wr�lt�n cpc�e�p��cle,n
at or prior t� tY��e ��� �°g•- ��'�9„� �
� �, t
Property o ers vvho reeeive this notice are respon
tenants ab��t thi��� notice. For additional � i►iform
558-7250. "��ank �u. ��
.. xa��"�- :��y� .� ��,
pi��� n �
Margaret Monro�>`� �= , t
City Planner � ` . �•
,,� . y ,� �
PU��'��C ��NEARIN��AI�
�� . ..:.; _ ,: . .,.�.'�
PUBLIC HEARING
NOTICE
SCIGLIANO 2001
1186 Barriolhet
DrHillsborough Ca
94010
. y u ma be litnited to
ci a e blic hearing,
c: ' e d to the city
r. �
"� i or i orming their
atio ' ple e call (650)
i
`y'w:6 `
� R����..
� � ,�
.�;,
\ ' J`.
�TICE
(Please refer to other side)
�r�, ciTr o� CITY OF BURLINGAME
BURLJNGAME PLANNING DEPARTMENT
501 PRIMROSE ROAD
BURLINGAME, CA 94010
�,,,,,�o,�,�.�'� TEL: (650) 558-7250
1310 BURLINGAME AVENUE
Application for commercial design review
to remodel an existing commercial
building at 1310 Burlingame Avenue, zoned P U B LIC H EA RIN G
C-1, Subarea A. (APN: 029-152-190) nI�1T1�_F
The City of Burlingame Planning
Commission announces the following public
hearing on Monday, July 8, 2002 at 7:00
P.M. in the City Hall Council Chambers
located at 501 Primrose Road, Burlingame,
California.
Mailed June 28, 2002
(Please refer to other side)
CITY OF BURLINGAME
A copy of the application and plans for this project may be reviewed prior
to the meeting at the Planning Depart�ment at 501 Primrose Road,
Burlingame, California.
If you chall�nge the subject application(s) in court, you may�be limited to
raising only those issucs you or someone else raised at the publi,; .:earing,
described in the notice or in written conespouilence delivered to the city
at or prior to Clie public hearing. ��
Property owners vul�o receive this notice are resPonsible for informing their
te�nants about thi� notice. For additional information, please call (650)
558-7250. Thank you.
�,
41 ;
. . � :
Margaret Manroe -��i.�'�.�`°�'�,���,�����
City Planner
PUBLIC HEARING NOTICE
(PlPase refer to other side)
RESOLUTION APPROVING CATECORICAL EXEMPTION AND
COMMERCIAL DESIGN REVIEW
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for
commercial desiQn review for alterations to the fa�ade of an existing building at 1310 Burlingame Avenue,
zoned G1, Subarea A, Steven Gensler, propertv owner, APN: 029-152-190;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Julv
8, 2002, 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:
1. 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 conveniences.
2. Said commercial design review is approved, subject to the conditions set forth in Exhibit "A"
attached hereto. Findings for the commercial design review are as 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, Ralph Osterling, 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 8th day of Jul. ,�2 , by the following vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
SECRETARY
EXHIBIT "A"
Conditions of approval for commcrcial dcsign rcvicw
1310 BURLINGAME AVENUE
effective August 5, 2002
that the project shall be built as shown on the plans submitted to the Planning Department
date stamped June 7, 2002, sheets A0.0 through A2.0, and sheet A4.0, with powder coat
painted aluminum frames on the clearstory windows to match the aluminum sliding windows
and doors at grade, and green patterned glazed ceramic tile trim; and that any changes to the
footprint or floor area of the building shall require and amendment to this permit;
2. that any changes to the size or envelope of the basement, first floor or mezzanine level,
which would include adding or enlarging a dormer(s), moving or changing windows and
architectural features or changing the roof height or pitch, shall be subject to commercial
design review;
3. that the conditions of the Fire Marshal's and Recycling Specialist's May 6, 2002, memos
shall be met;
4. that the project shall comply with the proposed demolition and construction recycling
ordinance recently approved by the City Council;
5. that three minimum SOW recessed light fixtures shall be installed in the patio area and the
fixtures shall be activated during all nighttime hours;
6. that all signage on the site shall require a separate application for a sign permit; and
7. that the project shall meet all the requirements of the California Building Code and
California Fire Code, 1998 edition, as amended by the City of Burlingame.
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City of Burlingame
Conditional Use Permit Amendment
Address: 1310 Burlingame Avenue
Item # 2b
Consent Calendar
Meeting Date: 3/11/02
Request: Conditional use permit amendment to extend the hours of operation and increase the number of
employees for an existing food establishment (Stella Mia) in the Burlingame Avenue commercial
area.
Applicant: Zubeyir Duygu, Stella Mia Restaurant
Property Owner: Gensler Family
General Plan: Commercial, Service and Special Sales
APN: 029-152-190
Lot Area: 8,125 SF
Zoning: C-1, Subarea A
Adjacent Development: Commercial — Retail and Food Establishment
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.
History of Restaurant Use at This Site: A special permit was granted by the Planning Commission in
November, 1996, for expansion of the existing restaurant on this site which was then occupied by Nathan's on
the Avenue (November 12, 1996 P.C. Minutes). Those conditions of approval are incorporated into this project.
On January 20, 2000, the Planning Commission approved by consent calendar a conditional use permit for an
existing food establishment (Bocce Cafe), classified as a Full Service Food Establishment with 1,269 SF of on
site seating, as required by Ordinance 1619 which makes all food establishments in the Burlingame Avenue
commercial area, Subarea A, and the Broadway commercial area conditional uses (January 20, 2000 P.C.
Minutes). At the time the conditional use permit was approved, the conditions allowed the business to be open
from 10:00 a.m. to 12 a.m., seven days a week with a maximum of seven employees on site at any one time.
Bocce Cafe was replace by Stella Mia some time ago.
Summary: Zubeyir Duygu, applicant representing Stella Mia Restaurant, is requesting a conditional use permit
amendment to extend the hours of operation and increase the number of employees for an existing food
establishment at 1310 Burlingame Avenue, zoned C-1 Subarea A, Burlingame Avenue commercial area. The
applicant would like to now be open for breakfast and is requesting a conditional use permit amendment for the
following:
• to extend the hours of operation to allow the business to be open seven days a week from 8:00 a.m. to
12 a.m. (seven days a week, 10:00 a.m. to 12:00 a.m. currently allowed); and
• to increase the maximum number of employees on site at any one time from 7 to 10 employees.
There are no changes proposed to the classification (full service) or seating area (1,269 SF). All other
previous conditions for this site are being met by this operator.
Conditional Use Permit Amendment
Table 1
1310 Burlingame Avenue
1310 Burlingame Avenue
Proposed Existing Allowed/Req'd.
Use: Food Establishment Food Establishment Food Establishment with
(Full Service with 1269 (Full Service with 1269 a Conditional Use Permit
SF of on-site seating) SF of on-site seating)
Hours of Operation: 8:00 a.m. — 12:00 a.m.' 10:00 a.m. — 12:00 a.m. 10:00 a.m. — 12:00 a.m.
7 days a week 7 days a week 7 days a week
Max. # of Employees: 102 7 7
Conditional use permrt amendment to extend the hours ot operation to allow the busmess to be open seven days
a week from 8:00 a.m. to 12 a.m. (seven days a week, 10:00 a.m. to 12:00 a.m. currently allowed).
Conditional use permit amendment to increase the maximum number of employees on site at any one time from
7 to 10 employees.
This project meets all other zoning code requirements.
Staff Comments: The Chief Building Inspector, the Fire Marshal and the City Engineer had no comments on
this project. Planning staff would note that because of the nature of the request to extend the hours of operation
and a minor increase in the maximum number of employees, it was determined that this request could be brought
forward directly to the consent calendar. If the Commission feels there is a need for more study, this item may
be continued with direction to the applicant.
Criteria for a Conditional Use Permit: In order to grant a Conditional Use Permit the Planning Commission
must find that the following conditions exist on the property (Code Section 25.52.020 a-c):
(a) the proposed use, at the proposed location, will not be detrimental or injurious to property or
improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or
convenience;
(b) the proposed use will be located and conducted in a manner in accord with the Burlingame general plan
and the purposes of this title;
(c) the Planning Commission may impose such reasonable conditions or restrictions as it deems necessary
to secure the purposes of this title and to assure operation of the use in a manner compatible with the
aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general
vicinity.
Findings for This Conditional Use Permit: Based on the fact that the existing food establishment has operated
within the limits of the current conditional use permit, is operating under the conditions established by Ordinance
1619 and conditional use permit approved for this business in January, 2000, with the exception of minor
increases in the business opening hours (from 10:00 a.m. to 8:00 a.m.) and maximum number of employees
(from 7 to 10), and that there are no changes proposed to the classification or seating area, the proposed use is
found to be compatible with the required findings for a conditional use permit.
2
Conditional Use Permit Amendment
13I0 Burlingame Avenue
Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action
should be taken by resolution and should include findings for the parking variance amendment. At the public
hearing the following conditions should be considered (changes noted in italics):
that this business location presently occupied by a full service food establishment, with 1,269 SF of on-
site seating, may change its food establishment classification only to a limited food service or bar upon
approval of a conditional use permit for the establishment;
2. that the 1,269 SF area of on-site seating of the full service food establishment may be enlarged only by
an amendment to this conditional use permit;
3. that the business shall provide trash receptacle(s) at location(s) and of a design selected by the city and
consistent with the streetscape improvements;
4. that the business shall provide litter control along all frontages of the business and within fifty (50) feet
of all frontages of the business;
5. that an amendment to this conditional use permit shall be required for delivery of prepared food from this
premise;
6. that there shall be no food sales allowed at this location from a window or from any opening within 10'
of the property line;
7. that if this site is changed from any food establishment use to any retail or other use, a food establishment
shall not be replaced on this site and this conditional use permit shall become void;
8. that the houYs of operation for the business shall not exceed the hours of 8: 00 a.m. to 12: 00 a.m., seven
days a week, with a maximum number of 10 employees, including the manager on site, at one time;
9. that seating on the sidewalk outside shall conform to the requirements of any encroachment permit issued
by the city;
10. that all deliveries to this business shall be made from the Donnelly Avenue side of the premise; and
11. that the project shall meet all the requirements of the California Building and Fire Codes 1998 Edition
as amended by the City and that failure to comply with these conditions or any change to the business
or use on the site which would affect any of these conditions shall require an amendment to this use
permit.
Ruben Hurin
Planner
c: Zubeyir Duygu, Stella Mia Restaurant, applicant
3
City of Bur(ingame Planning Commissron Minutes
1405 NORT CAROLAN A UE, ZONED M-1 - A]
CONSTRU TION OF A NEV��ARPORT FOR A CONS
January 10, 1000
�TION FOR REAR SET CK VARIANCE FOR
TION OFFICE. (STEV�LESLEY, APPLICANT
CP onroe briefly pres ted the staff report. The anning Commissioners aske � why do they need a 20 fo tall
op ' g in the carport• at time of site inspection (1 0.00) applicant was pumpin liquid from a truck into t creek,
' this allowed; wh as so much architectural bellishment put on this carpo , seems a level of detail n necessary
nless it is advert'i ment for what this business es; project looks like a hanger hy is it so tall; the staff r ort indicates
that the carport � be the same height as t adjacent building to the nort owever there is a wall th e now that is 4
to 5 feet tal r than that building, will t carport roof be placed on t e existing wall; approval s ould include best
manageme practices for all activities n the site next to the creek; t ere appear to be a couple catch basins on th
site whic discharge into the creek, e there fossil filters in them, w are they inspected and en are they replac ;
the bui ing appears to be 25 feet t and the proposed facade not i eeping with the rest of th evelopment on the rte,
plea address. The item was laced on the regular action alendar, for the January , 2000, meeting if the
inf ation is submitted to t Planning Department in time ,
ACTION ITEMS
CONSENT CALENDAR - ITEMS ON THE CONSENf CALENDAR ARE CONSIDERED TO BE ROUTINE. THEYAREACTED ON
SIMULTANEO C/SLY UNLESS SEPARATE DISC USSION AND/OR ACTION IS REQ UESTED BY THE APPLICANI ; A�t�l. �:: RER OF THE
PUBLIC OR A COMMISSIONER PRIOR TO THE TIME THE COMMISSION I�OTES ON THE MOTIONTO ADOPT.
1516 FOREST VIEW AVENUE, ZONED R-1 - REQUEST FOR ONE-YEAR EXTENSION OF CONDITIONAL
USE PERlVIITS AND SPECIAL PERNIITS FOR CONSTRUCTION OF A NEW SINGLE-CAR GARAGE.
�CHRISTINA II'-TOMA AND BURT TOMA, APPLICANTS AND PROPERTY OWNER$�
AMENDMENTS TO CONDITIONAL USE PERMITS FOR THE FOLLOWING EXISTING FOOD
ESTABLISHMENTS, ZONED C-1, SUBAREA A, BURLINGAME AVENUE COMMERCIAL AREA:
A. 1125 BURLINGAME AVENUE -(LA SALSA, APPLICANT AND SANDRA H. YORK, PROPERTY
OWNER) �
B. 1152 BURLINGAME AVENUE -. (NOAH'S BAGELS, APPLICANT AND GURDIAL S. JOHAL TR,
. PROPERTY OWNER)
C. 1160 BURLINGAME AVENUE -(STARBUCKS, APPLICANT AND GURDIAL S. JOHAL TR,
��OPERTY OWNER)
D. 1219 BURLINGAME AVENUE -(CAFE LA SCALA, APPLICANT AND PAUL A. OHM TR ET AL,
PROPERTY OWNER)
E. 1309 BURLINGAME AVENUE -(PEET' S COFFEE AND TEA, APPLICANT AND GURDIAL S. JOHAL
TR, PROPERTY OWNERI
��F. 1310 BURLINGAME AVENUE -(BOCCE CAFE, APPLICANT AND GEN$LER FAMII.,Y LPI,
PR9PERTY OWNER)
G. 1318 BURLINGAME AVENUE -(WORLD WRAPPS, APPLICANT ANll SHIIZLEY KING TR,
�'ROPERTY OWNER)
H. 1419 BURLINGAME AVENUE -(MEDITERRANEAN GARDENS, APPLICANT AND SHIRLEY KING
TR_ PROPERTY OWNER�
City ofBurlingame Planning Commission Minutes .lanuary 10, 1000
1308 BURLINGAME AVENUE, ZONED G1, SUBAREA A, BURLINGAME AVENUE COMIVIERC'IAL AREA
- APPL�CATION FOR CONDITIONAL USE PERMIT FOR A FOOD ESTABLISF�VVIENT (TI-� CAKERY,
AF'PLICANT AND GENSLER FAMILY L P I PROPERTY OWNER1
and
301 AIItPORT BOULEVARD, ZONED C-4 - RESOLUTION OF CERTIFICATION OF FINAL
ENVIKONMENTAL IlVIPACT REPORT FOR THE CONSTRUCTION OF A 488,000 SF OFFICE PROJECT, IN
THREE FIVE-STORY BUII.,DINGS ON A 16 ACRE SITE. (DAN LEVIN, GLENBOROUGH REALTY TRUST,
APPLICANT AND GLENBOROUGH PARTNERS, PROPERTY OWNER)
C. Deal noted that he had no conflict of interest with any project on this calendar. He did note that although his name
was on the drawings for 1516 Forest View he had no relationship with the applicant and had not received any money
from them.
C. Bojues moved approval of the consent calendar based on the facts in the staff reports, commissioners comments and
the findings in the staff reports with recommended conditions in the staf� reports and by resolutions. The motion was
seconded by C. Vistica. Chairman Luzuriaga called for a voice vote on the motion and it passed 5-0-1 (C. Keighran
absent). Appeal procedures were advised.
ADD EPO AT TEHE RE� ZO O T HE HOUSECAT �W & T�RINA�A�SCAL, AP LICANTOS AND�'RO ER�TY
�Yeference staff repo , 01.10.00, with
and Planning Dep ment comments.
the commissio
a%nts. City Planner an oinmission discussed the repo�f, reviewed criteria
conditions were sugg ted for consideration. There w�re no questions from
Chairman riaga opened the p�c hearing. Andrew Pa,�cal, applicant, 149 Pepper Ave e, and Bernardo Urquieta,
architect 160 Lake Street, San rancisco were both pr�nt and available to answer qu tions. Commissioners as ;
why gr t the vanance, have ig (10,000 SF) lot, addit n is out of character with the e sting building. Archite sked
co ssioner if he visited t site; yes, but was not ins' e the house. There are two i�es that are important, o e is that
th e are certain rules e ablished by the interior d sign of the house, main corrid r ends in the family roo and it is in
pecific place in the ouse, very little space on e lot from the family room t he neighbor; site desig s difficult to
express in the drawi s, want to have addition wer than the tre�s along the 'de; met with neighbor, e did not want
the impact of con ' uing the existing plane of e roof, wanted to have roof�s low as possible, applic t designed a flat
metal roof to re ect the neighbors concern• esign is in response to existi conditions and neighb s concerns_ There
were no furth comments from the publ' and the hearing was closed. � �
Commiss' n comments: preser'ving t interior is important, not ta 'ng into consideration t� exterior of the building,
level of etail shown on the plans ins e the house is good, but conc rned that the e�erior i�C�eing ignored, addition as
an im act on the neighborhood, t just on the adjacent neigh6 r, skylights will be visi�le, seems like the additi has
m parts, many things attached o it, could still have a good e rior which can work wJe11 with the interior; be' asked
t grant a variance on a large ot, reduced setback of only� for 32' in length, wall ffset by one foot may ovide an
opportunity to create some iculation to eliminate what pears to be an 80' lon wa113' from the prope line; Iong
wall is extremely large and erbearing; front of the buil ' is pleasing, has nice ap roach and front facade ut falls apart
at the rear, concerned onl with exterior; see no justifica ' n for the variance; this s a small piece at the r of the house,
has minimal affect, if a, on the character of the ne hborhood;, considera ' n and sensitivity sho to the neighbors
is an important part f building a community; u erstand the concept preserving the interio spaces, feel this �
justification for gran ' g the minor variance consid ng variances have bee anted for other prop ies where essen ' y
a house is torn do n, rebuilt with a greater va ' nce requested; this pr ect does not fit in cat ory of requiring esign
review and revi should not be taken to th extreme, in support o he project as propose _
4
Burlingamc Planning Conunirsian Minuus
Nwanbtr 12. I996
Avenue El Camino fron es shall be removed shall not e be replaced o e site; and 3) that
the pr ect shall meet al e requirements of he unicipal code and of th 995 edition California
Bu' ing and Fire.
The motion w seconded by C. Key d approved 6-0-1 (C. eal Absent) voice vote Appeal
procedures re advised.
7. APPLICATION FOR A SPECIAL PERMIT FOR EXPANSION OF A FOOD
ESTABLISHMENT AT 1310 BURLINGAME AVENUE, ZONED C-1, SUBAREA A,
(GENSLER FAMILY L.P.I., PROPERTY OWNERS AND NATHAN AND MARILYN L.
SCHMIDT. APPLICANTSI.
Reference staff report, 11.12.96, with attachments. CP Monroe discussed the request, reviewed
criteria, Planning Department comments, and study meeting questions. Seven con€ii�ions were
suggested for consideration.
Chm. Ellis opened the public hearing. Kieran Boughan, 400 Fillmore Street, San Francisco, and
Marilyn Schmidt, 60 Country Club Drive, Hillsborough, the applicant, were present to answer
questions. Ms. Schmidt explained that time of closing and the hours of operation were based on the
last order taken patrons would be allowed to stay longer. Commission suggested the closing time be
stated at 12 Midnight. There were no comments and the public hearing was closed.
C. Galligan notetl, based on the information supplied in the staff report and questions asked, this use
does not intensify the use, will better serve patrons and will have a de minimis impact on uses in the
area. He then moved to approve this special permit to expand a food establishment, by resolution,
with the following amenderi conditions: 1) that the project shall be built as shown on the plans
submitted to the Planning Department and date stamped October 21, 1996, Sheet A.1 and September
26, 1996, Sheet FS1; 2) that the conditions of the City Engineer's October 1, 1996 memo shall be
met; 3) that the hours of operation of the business shall not exceed the hours of 10 a.m. to 12
Midnight, daily, with a maximum number of seven employees on site at one time; 4) that seating in
the patio area shall not exceed 14 and any seating on the sidewalk outside shall conform to the
requirements of any encroachment permit issued by the city; 5) that the gate located at the front of the
site on Burlingame Avenue shall remain locked in the open position during business hours; 6) that all
deliveries to this business shall be made from the Donnelly Avenue side of the premise; and 'n that
the project shall meet all California Building and Fire Codes, 1995 Edition as amended by the City
of Burlingame and that failure to comply with these conditions or any change to the business or use
on the site which would affect any of these conditions shall require an amendment to this special
permit.
The motion was seconded by C. Wellford and approved 6-0-1 (C. Deal absent) on a voice vote.
Appeal procedures were advised.
-5-
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin ame.org
�a�, cirr o.�
�.��±E APPLICATION TO THE PLANNING COMMISSION
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Type of application: Design Review Conditional Use Permit� Variance
Special Permit er Parcel Number:
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Project address: � (� :71� p � l�'l . t�. �;i Z''- L�_ C�� � Lj 0 � u
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Name: �� + C.� Vtiti � E- �
Address: ' �' � C, -' � ti�� �,_ �--� Address: �� �'' S t7 � �� ��n S �� /�`� � � • � .�v �
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ARCHITECT/DESIGNER
Name:
Address:
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Please indicate with an asterisk *
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AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information
given herein is truc and correct to the best of my knowledge and belief.
Applicant's signature: � t` --- - Date: �� 1� �-� 2
I know about the proposed application and hereby authorize the above applicant to submit this
application to the Planning Commission. ���1,,�y� ��
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Property owner s signatur�_��_���- ��` Date:
RECEiVED
F E B 2 2 2002
CITY Of BURLINGHME
PLANNING DEPT
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CITY OF l3URLINGHME.
PLANNING DEPT
CITY OF BURLINGAME PLANNING DEPARTMENT 501 P2IMROSE ROAD P(650) 558-7250 F(650) 696-3790
�°�TY o COMMERCIAL APPLICATION��� E I V E D
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BURLJNGAME PLANNING COMMISSION APPLICATION SUPPLEMENTA
"�° ` FEB 2 2 2002
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1. Proposed use of the site �:, ��--� � �„ -�-- C I T Y 0 F B U R L I N G A P� E:
�— < <4 �..�„T.NING DEPT.
2. Days and hours of operation M o N— 5� c� � ro /� ✓t� -- I 2 A- r^-�
3. Number of trucks/service vehicles to be parked at site (by type) �
c�: ;�-s-�- `� r1 q .�. Z. {�-� vJ � 1� �
4. Current and ro'ected maximum number of em lo ees includin owner at this location:
Existing c�,?,��ea�s In 5 Years
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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 � � Z �'
Part-time
i t � � �,,
Weekends
Full-time L � � 2
Part time � ,Z � �
5. Current and ro'ected maximum number of visitors/customers who ma come to the site:
Existing ���rs In 5 Years
r�^ �� '�c cl 2 - ' ' -2c�..
Hours of `� AM to After 5:00 � AM to After 5:00 AM to After 5:00
Operation 5 PM PM 5 PM PM PM PM
Weekdays
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Weekends
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6. What is the maximum number of people expected on site at any one time (include owner,
employees and visitors/customers): � (9
7. Where do/will the owner and employees park? ��c �c ��, r k �•N ��..o�
8. Where do/will the customers/visitors park? o� �1�..� ��r�_ Yi ���,,- I��:,f � L� t-s
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9. Present or most recent use of site �u (,�h �ti ��: �.� � c��-„
10. List of other tenants on property, their number of employees, hours of operation (attach list if
necessary) i�'
i` COMMERCIAL.FRM
CITY OF BURLINGAME PLANNING DEPARTMENT 501 PRIMROSE ROAD P(650) 558-7250 F(650) 696-3790
�� CITY �
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BURLINGAME
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CITY OF BURLINGAME
CONDITIONAL USE PERMIT APPLICATION
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 detrimental or injurious to property
or improvements in the vicinity or to pub[ic health, safery, general welfare or convenience.
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2. How will the proposed use be located and conducted in accordance with the Burlingame General Plan
and Zoning Ordinance?
� a�� ��\���s ��'� -T-��1-�, -�-� ��c�.��� P%v� w�z�.,�;� or�l,'��
l;`v�.,,=.,c�Y�. � � �o �P •: n.r � � j�-r f �Le_
3. 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?
N� c�1�Uv�� � � �����4�
RECEIVE�
FEB 2 2, ZOOZ
CITY OF BURLINGAME
PLANNING DEPT.
CUP.FRM
CI1'Y OF BURLINGAME PLANNING DEPARTMENT 501 PRIMROSE ROAD P(650) 558-7250 F(650) 696-3790
1. Explain why the proposed use at the proposed location will not be detrimental� or
injurious to properly or improvements in the vicinity or to public health, safety, general
welfare or convenience.
How will the proposed structure or use within the structure affect neighboring properties or structures on those properties? If
neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping sunlighbshade, views
from neighboring properties, ease of maintenance.
Why will the shucture or use within the structure not affect the public's hcalth, safety or general welfare?
Public health includes such things as sanitation (garbage), air quality, discharges into sewer and stormwater systems, water supply
safety, and thing which have the potential to af%ct public health (i.e., underground storage tanks, storage of chemicals, situations which
encourage the spread of rodents, insects or communicable diseases). �
Public safetv. How will the structure or use within the structure affect police or fire protection? Will alarm systems or sprinklers be
installed? Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly gatherings,
loitering, traffic) or fire services (i.e., storage or use of flammable or hazazdous materials, or potentially dangerous activities like
welding, woodwork, engine removal).
�eneral welfare is a catch-all phrase meaning community good. Is the proposal consistent with the city's policy and goals for
conservarion and development? Is there a social benefit?
Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for this site or adjacent
sites)? Is the proposal accessible to particular segments of the public such as the elderly or handicapped?
2. How will the proposed use be located and conducted in accordance with the Burlingame
General Plan and Zoning Ordinance?
Ask the Planning Department for the general plan designation and zoning district for the proposed project site. Also, ask for an
explanation of each. Once you have this information, you can compare your proposal with the stated designated use and zoning, then
explain why this proposal would fit accordingly.
3. 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? �
How does the proposed structure or use compare aesthetically with existing neighborhood? If it does not affect aesthetics, state why.
If changes to the structure are proposed, was the addition designed to match exisring azchitecture, pattern of development on adjacent
properties in the neighborhood? If a use will affect the way a neighborhood or area looks, such as a long term airport parking lot,
compare your proposal to other uses in the area and explain why it fits.
How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the structure,
say so. If a new structure is proposed, compare its size, appearance, orientation, etc. with other structures in the neighborhood or area.
How will the structure or use within the structure change the character of the neighborhood? Think of character as the image or tone
established by size, density of development and general pattern of land use. Will there be more traffic or less parking available
resulting from this use? If you don't feel the character of the neighborhood will change, state why.
How will the proposed project be compatible with existing and potential uses in the general vicinity? Compare your project with
existing uses. State why you feel your project is consistent with other uses in the vicinity, and/or state why your project would be
consistent with potential uses in the vicinity.
CUP.FRM
F E B 2 2 2002
CITY OF BURLINGAME
PLANNING DEPT.
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RESOLUTION APPROVING CATEGORICAL EXEMPTION AND CONDITIONAL USE
PERMIT AMENDMENT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for a
conditional use permit amendment to extend the hours of operation and increase.the number of em�loyees
for an existing food establishment classified as a Full Service Food Establishment at_1310 Burlingame
Avenue, zoned C-1, Subarea A, Burlin�ame Avenue Commercial Area, APN: 029-153-190• Gensler Family
LPIA California Ltd. Partner, 1310 Burlingame Avenue. CA 94010, property owner;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
March 11. 2002, 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:
1. 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
Article 19. 15301 - Existing Facilities, Class 1, operation of existing private structures involving negligible
or no expansion of use beyond that previously existing is hereby approved.
2. Said conditional use permit amendment is approved, subject to the conditions set forth in
E�chibit "A" attached hereto. Findings for such conditional use permit amendment are as 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, Joseph Bojues , 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 l lth day of March, 2002 , by the following vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
SECRETARY
EXHIBIT "A"
Conditions of approval for categorical exemption and conditional use permit amendment.
1310 BURLINGAME AVENUE
effective MARCH 18, 2002
1. that this business location presently occupied by a full service food establishment, with 1,269
SF of on-site seating, may change its food establishment classification only to a limited food
service or bar upon approval of a conditional use permit for the establishment;
2. that the 1,269 SF area of on-site seating of the full service food establishment may be
enlarged only by an amendment to this conditional use permit;
3. that the business shall provide trash receptacle(s) at location(s) and of a design selected by
the city and consistent with the streetscape improvements;
4. that the business shall provide litter control along all frontages of the business and within
fifty (50) feet of all frontages of the business;
5. that an amendment to this conditional use permit shall be required for delivery of prepared
food from this premise;
6. that there shall be no food sales allowed at this location from a window or from any opening
within 10' of the property line;
7. that if this site is changed from any food establishment use to any retail or other use, a food
establishment shall not be replaced on this site and this conditional use permit shall become
void;
8. that the hours of operation for the business shall not exceed the hours of 8:00 a.m. to 12:00
a.m., seven days a week, with a maximum number of 10 employees, including the manager
on site, at one time;
9. that seating on the sidewalk uutside sha�l conform to the requirements of any encroachment
permit issued by the city;
10. that all deliveries to this business shall he made from the Donnelly Avenue side of the
premise; and
11. that the project shall meet all the requirements of the Califurnia Building and Fire Codes
1998 Edition as amended by the City and i�hat failure to comply with these conditions or any
change to the business or use on the site which would affect any of these conditions shall
require an amendment to this use permit.
�r(�, GTV ��� CITY OF BURLINGAME
BURLJN�AME PLANNING DEPARTMENT
501 PRIMROSE ROAD
�' BURLINGAME, CA 94010
- TEL: (650) 558-7250
1310 BURLINGAME AVENUE
Application for conditional use permit •
amendment to extend hours of operation and
increase number of employees at 1310 P U B LIC H EA RIN G
Burlingame Avenue, zoned C-1, Subarea A, N OTIC E
Burlingame Avenue Commercial Area.
APN: 029-152-190)
The City of Burlingame Planning Commission
announces the following public hearing on
Monday, March 11, 2002 at 7:00 P.M. in the
City Hal1 Council Chambers located at 501 �
Primrose Road, Burlingame, California. I
Mailed March 1, 2002
(Please refer to other side)
_----------
CITY OF B URLINGAME
A copy of the applicat�on=anc��ans �`i�iiis�e ay be reviewed prior
to the meeting at �the Plar�g� D pa�iient 1 Primrose Road,
Burlingame, California � : �`'.�
r � �
If you chal � ge t 'ubject application(sj in coui�t, u ma
raising onl os ssues you or somrone elsc; raised a he
described i t 'c or in.wr' n '
at ar prior t t���i�,i� he;�rii�g.,;�� �
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;� . �� t-: �a � r �
Property o�� ers o re �i � ��Tice are responsi or �
tenants ab t thi �noii �e.� � itional informatio � ple
558-7250. = ank u. ���� � :,F_
# � }�.
� �� ���r� -
Margaret Mo��zoc�� � � Q$
City Planner ' ` .�, , �� ,/%
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- � : - � �. '�"
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PUBNC HEARING�1l.OTiCE
be limited to
�blic hearing,
;d to the city
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