HomeMy WebLinkAboutRESO - PC - 2025-12-08-6C
DSR24-0025
PC/12/8/2025
Page 1
CITY OF BURLINGAME
PLANNING COMMISSION RESOLUTION 2025-12.08-6C
APPROVING MAJOR DESIGN REVIEW, HILLSIDE AREA CONSTRUCTION PERMIT AND
SPECIAL PERMITS TO CONSTRUCT A NEW SINGLE-UNIT DWELLING AT
1385 HILLSIDE CIRCLE (LOT 3)
PROJECT NO. DSR24-0025
WHEREAS, an application has been made by Chu Design Associates, Inc. on behalf of
Property Owners, Sherman Chiu and Jen Ngo, for a Tentative and Final Parcel Map for a Lot
Subdivision of one lot into three newly created lots (the “Subdivision”), as well as for Major Design
Review, Hillside Area Construction Permit and Special Permits for declining height envelope and
attached garage to construct one new, two-story single-unit dwelling on each of the three newly
created lots in the R-1 (Low Density Residential) zoning district APN: 027-282-050 (collectively with
the Subdivision, the “Project”); and
WHEREAS, on November 10, 2025, the Planning Commission of the City of Burlingame
approved the construction of a single-unit dwelling and attached garage on Lot 1 (DSR24-0023) and
Lot 2 (DSR24-0024) and continued Lot 3 (DSR24-0025) to a future meeting; and
WHEREAS, on November 10, 2025, the Planning Commission of the City of Burlingame
reviewed the proposed Subdivision pursuant to Section 26.24.050 along with the Public Works
Director’s recommendation and adopted a Resolution recommending approval of the Tentative and
Final Parcel Map to City Council; and
WHEREAS, on December 1, 2025, the City Council of the City of Burlingame held a duly
noticed public hearing at which time it reviewed and considered the staff report and all other written
materials and approved the Tentative and Final Parcel Map to subdivide the existing lot into three lots
at 1385 Hillside Circle (APN: 027-282-050); and
WHEREAS, on December 8, 2025, the Planning Commission of the City of Burlingame held a
duly noticed public hearing to consider the construction of a single-unit dwelling and attached garage
on Lot 3 (DSR24-0025) at which time it reviewed and considered the staff report and all other written
materials and testimony presented at said hearing; and
WHEREAS, on December 8, 2025, the Planning Commission of the City of Burlingame
reviewed and considered a Categorical Exemption under Section 15303(a) (Class 3, New Construction
or Conversion of Small Structures) for the Project; and
NOW, THEREFORE, the Planning Commission of the City of Burlingame does here by resolve,
find, determine and order as follows:
SECTION 1: The Project is Categorically Exempt from the California Environmental Quality
Act (CEQA) pursuant to Section 15303(a) (Class 3, New Construction or Conversion of Small
Structures) of the CEQA Guidelines, which states construction of a limited number of new, small
facilities or structures including one single family residence, or a second dwelling unit in a residential
zone is exempt from environmental review. In urbanized areas, up to three single-family residences
may be constructed or converted under this exemption, and this Project includes one of three such
single-family residences. The Categorical Exemption Qualification memorandum prepared by David
J. Powers for this Project contains substantial evidence supporting this exemption determination and
is incorporated herein by reference.
Docusign Envelope ID: 35423942-FEC5-4FBB-A3C0-F122A79BCE08
DSR24-0025
PC/12/8/2025
Page 2
SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission
to grant Major Design Review, Hillside Area Construction Permit and Special Permits for declining
height envelope and attached garage upon making certain findings. The Planning Commission makes
the following findings pursuant to BMC section 26.68.060.H and BMC section 25.78.020:
MAJOR DESIGN REVIEW FINDINGS (BMC SECTION 25.68.060.H.)
1. The project is consistent with the General Plan and is in compliance with all applicable
provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations,
and the standards established in BMC Section 25.68.060.C.
The proposed project, that includes construction of one new single-unit dwelling with an
attached garage that will be one of three dwellings that will be replacing an existing single-unit
dwelling and two detached garages on the site, is consistent with the General Plan and is in
compliance with all applicable provisions of Title 25 in that the subject property is zoned R-1
and has a General Plan land use designation of Low Density Residential. The architectural
style and massing of the new dwelling is consistent with the design guidelines in that it is
complimentary to the overall context of the neighborhood with the use of quality materials and
architectural elements, such as a sloped standing seam metal roof at the front of the dwelling,
wood garage doors, a solid wood front entryway door with side lights, aluminum clad wood
windows, and horizontal wood and stucco siding. The mass, bulk and scale have been carefully
designed to respect the topography of the property with minimal disruption to the rear slope.
2. The project will be constructed on a parcel that is adequate in shape, size, topography, and
other circumstances to accommodate the proposed development.
The project will be constructed on a parcel that is adequate in shape, size, topography, and
other circumstances to accommodate the proposed development as shown on the proposed
plans. The R-1 development standards require a minimum frontage of 40 feet (on a curved
street) and a minimum lot size of 10,000 SF. There are no exceptions to minimum code
requirements requested for the project with the lot exceeding the minimum required 10,000
square foot lot size (13,226 square feet proposed) and the minimum required 40-foot street
frontage (89.3 proposed).
3. The project is designed and arranged to provide adequate consideration to ensure the public
health, safety, and general welfare, and to prevent adverse effects on neighboring property.
The project is designed and arranged to provide adequate consideration to ensure the public
health, safety, and general welfare, and to prevent adverse effects on neighboring property
because the project meets or exceeds setback, lot coverage, floor area, building height, open
space, and parking requirements. The project will be required to comply with all the standards
of the California Building and Fire Codes in effect at time of building permit issuance.
HILLSIDE AREA CONSTRUCTION PERMIT FINDINGS (BMC SECTION 25.70.040)
1. The project is consistent with the purpose of the Hillside Overlay Zone.
The proposed project is consistent with the purpose of the Hillside Overlay Zone and does not
have a substantial impact on adjacent properties or on the character of the immediate
neighborhood in that 1) the proposed project is located on a downward sloping through-lot
(from Hillside Circle to Easton Drive), with construction of a new dwelling following the
topography of the site, and 2) the building is designed as one story in height at the front of the
Docusign Envelope ID: 35423942-FEC5-4FBB-A3C0-F122A79BCE08
DSR24-0025
PC/12/8/2025
Page 3
lot and steps down at the rear of the lot concentrating the bulk of the structure at the rear facing
Easton Drive. Therefore the project does not obstruct existing distant views to San Francisco
Bay, San Francisco Airport, and Mills Canyon from primary indoor living areas.
2. The project complies with the development standards found in Section 25.20.040.B. through I.
The proposed project complies with the development standards found in Section 25.20.040.B.
through I., as shown on the proposed plans, in that 1) the new single-unit dwelling is designed
and located in a manner that preserves existing distant views with the new structure designed
to step down following the downward slope of the lot, 2) that the structure is one story in height
at the front of the lot (15’-0” above average top of curb), 3) because the dwelling is designed
to step down with the slope of the lot there is minimal grading, excavation and large retaining
walls are not required, and 4) in addition to several existing trees to remain, 5 new trees are
proposed on the property to provide screening.
3. The placement of the proposed construction does not have a substantial impact on adjacent
properties or on the character of the immediate neighborhood.
The proposed construction will not have a substantial impact on adjacent properties or on the
character of the immediate neighborhood in that 1) the new single-unit dwelling has been
designed to meet all required setback, lot coverage, floor area, and building height limits, and
2) the structure respects the existing lot slope and requires minimal grading with the bulk of
structure stepping downhill following the slope of the lot.
SPECIAL PERMIT FINDINGS (BMC SECTION 25.78.020)
Required Findings. Any decision to approve a special permit application in the R-1 zoning district
pursuant to this chapter shall be supported by written findings addressing the criteria set forth in this
chapter. In making such determination, the following findings shall be made:
1. The blend of mass, scale, and dominant structural characteristics of the new construction or
addition are consistent with the existing structure's design and with the well-defined character
of the street and neighborhood;
The blend of mass, scale, and dominant structural characteristics of the new single-unit
dwelling with attached garage is well-defined, consisting of a contemporary architectural style
to add to the character of the surrounding neighborhood.
The downward slope of the lot (approximately 20 to 30% from front to rear) affects the
measurement of the declining height envelope along the sides of the structure in that it is taken
from the average of the lot slope at each side, causing the structure along the right and left
sides to extend beyond the declining height envelope, and that the architectural style that would
result from a code complying project would not be compatible or true to the massing and style
of the dwelling if the top floor was offset in order to comply with declining height envelope.
2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new
structure or addition are consistent with the existing structure, street, and neighborhood;
The variety of the roof lines, façade, exterior finish materials, and elevations of the proposed
single-unit dwelling with attached garage is consistent with the variety of styles and materials
found in the overall neighborhood. The proposed contemporary design has been carefully
Docusign Envelope ID: 35423942-FEC5-4FBB-A3C0-F122A79BCE08
DSR24-0025
PC/12/8/2025
Page 4
detailed with materials and elements that are true to the architectural style and massing that
respects the lot topography.
3. The proposed project is consistent with the residential design guidelines adopted by the City;
and
The proposed single-unit dwelling, including the encroachments into the declining height
envelope and attached garage, are designed to be integrated with the character of the
neighborhood with the use of quality materials and architectural elements. The mass and bulk
of the proposed dwelling is complimentary to the context of the other dwellings on the block
and is consistent with the residential design guidelines.
4. Removal of any trees located within the footprint of any new structure or addition is necessary
and is consistent with the City's reforestation requirements, and that the mitigation for the
removal that is proposed is consistent with established City policies and practices.
Based on the proposed floor area, four landscape trees are required on-site. The existing Coast
Live Oak tree in the rear yard that is being protected counts toward meeting this requirement
and there are five new 24-inch box sized trees proposed to be planted as part of the
development on Lot 3. Therefore, the project complies with the Urban Reforestation and Tree
Protection Ordinance requirements.
SECTION 3: Based on the entire record of proceedings including staff reports and all public
hearing testimony, the Planning Commission of the City of Burlingame HEREBY APPROVES DSR24-
0025 subject to the following conditions:
CONDITIONS OF APPROVAL
Community Development Department
1. The project shall comply with the project description, project plans date stamped November
17, 2025, sheets A.1 through AC.2, L1 through L8, C-0 through C-5 and all Conditions of
Approval associated with this permit. Any deviations from the approved project description,
project plans, or Conditions of Approval shall require prior approval and amendment of this
permit.
2. The approval of this Major Design Review, Hillside Area Construction Permit and Special
Permits (DSR24-0025) is not valid until the effective date of the associated Tentative and Final
Map to subdivide the parcel into three lots. If the Tentative and Final Map is not approved by
the City Council, this permit becomes null and void.
3. Any recycling containers, debris boxes or dumpsters for the construction project shall be placed
upon the private property, if feasible, as determined by the Community Development Director.
4. Demolition for removal of the existing structures and any grading or earth moving on the site
shall not occur until a building permit has been issued and such site work shall be required to
comply with all the regulations of the Bay Area Air Quality Management District.
5. Prior to issuance of a building permit for construction of the project, the project construction
plans shall be modified to include a cover sheet listing all conditions of approval adopted by
the hearing bod; which shall remain a part of all sets of approved plans throughout the
construction process.
Docusign Envelope ID: 35423942-FEC5-4FBB-A3C0-F122A79BCE08
DSR24-0025
PC/12/8/2025
Page 5
6. Prior to final inspection or the date the certificate of occupancy is issued, whichever occurs
first, the project applicant shall pay the Public Facilities Impact Fees.
7. All air ducts, plumbing vents, and flues shall be combined, where possible, to a single
termination and installed on the portions of the roof not visible from the street; and that these
venting details shall be included and approved in the construction plans before a Building
permit is issued.
8. The project shall comply with the Construction and Demolition Debris Recycling Ordinance
which requires affected demolition, new construction and alteration projects to submit a Waste
Reduction plan and meet recycling requirements; any partial or full demolition of a structure,
interior or exterior, shall require a demolition permit.
9. The project shall meet all the requirements of the California Building and Uniform Fire Codes,
in effect at time of building permit submittal, as amended by the City of Burlingame.
10. During any construction period ground disturbance, the applicant shall ensure that the project
contractor implement the following measures to control dust:
• All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day.
• All haul trucks transporting soil, sand, or other loose material off-site shall be covered.
• All visible mud or dirt track-out onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day. The use of dry power sweeping is
prohibited.
• All vehicle speeds on unpaved roads shall be limited to 15 miles per hour (mph).
• All roadways, driveways, and sidewalks to be paved shall be completed as soon as
possible. Building pads shall be laid as soon as possible after grading unless seeding or
soil binders are used.
• All excavation, grading, and/or demolition activities shall be suspended when average wind
speeds exceed 20 mph.
• All trucks and equipment, including their tires, shall be washed off prior to leaving the site.
• Unpaved roads providing access to sites located 100 feet or further from a paved road shall
be treated with a six- to 12-inch layer of compacted layer of wood chips, mulch, or gravel.
• Publicly visible signs shall be posted with the telephone number and name of the person
to contact at the lead agency regarding dust complaints. This person shall respond and
take corrective action within 48 hours. The Air District’s General Air Pollution Complaints
number shall also be visible to ensure compliance with applicable regulations.
11. The project applicant shall implement a feasible plan to reduce DPM emissions by 30 percent
as follows:
a) All construction equipment larger than 25 horsepower used at the site for more than two
continuous days or 20 hours total shall meet U.S. EPA Tier 4 Interim emission standards
for PM (PM10 and PM2.5), if feasible.
Docusign Envelope ID: 35423942-FEC5-4FBB-A3C0-F122A79BCE08
DSR24-0025
PC/12/8/2025
Page 6
b) Alternatively, the applicant may develop another construction operations plan
demonstrating that the construction equipment used on-site would achieve a reduction
in construction DPM emissions by 30 percent or greater. Elements of the plan could
include a combination of some of the following measures:
• Installation of electric power lines during early construction phases to avoid use of
diesel portable equipment,
• Use of electrically-powered equipment,
• Forklifts and aerial lifts used for exterior and interior building construction shall be
electric or propane/natural gas powered,
• Change in construction build-out plans to lengthen phases, and
• Implementation of different building techniques that result in less diesel equipment
usage.
12. The project shall implement the following measures to reduce construction noise at nearby
residences:
• Maximize the physical separation between noise generators and noise receptors. Such
separation includes, but is not limited to, the following measures:
- Use heavy-duty mufflers for stationary equipment and barriers around particularly noisy
areas of the site or around the entire site;
- Use shields, impervious fences, or other physical sound barriers to inhibit transmission
of noise to sensitive receptors;
- Locate stationary equipment to minimize noise impacts on the community; and
- Minimize backing movements of equipment.
• Use quiet construction equipment whenever possible.
• Impact equipment (e.g., jack hammers and pavement breakers) shall be hydraulically or
electrically powered wherever possible to avoid noise associated with compressed air
exhaust from pneumatically-powered tools. Compressed air exhaust silencers shall be
used on other equipment.
• Other quieter procedures, such as drilling rather than using impact equipment, shall be
used whenever feasible.
• Prohibit unnecessary idling of internal combustion engines.
• In compliance with Chapter 18.07.110 of the Municipal Code, construction activities,
including truck traffic coming to and from the construction site for any purpose, shall be
limited to the hours between 7:00 a.m. and 7:00 p.m., Monday through Friday, Saturdays
between 9:00 a.m. and 6:00 p.m., and Sundays and Holidays between 10:00 a.m. and 6:00
p.m., unless permission is granted with another planning approval.
• Construction staging areas shall be established at locations that will create the greatest
distance between the construction-related noise sources and noise-sensitive receptors
nearest the project site during all project construction.
Docusign Envelope ID: 35423942-FEC5-4FBB-A3C0-F122A79BCE08
DSR24-0025
PC/12/8/2025
Page 7
• Avoid the use of circular saws, miter/chop saws, and radial arm saws near the adjoining
noise-sensitive receptors. Where feasible, shield saws with a solid screen with material
having a minimum surface density of two pounds per square foot (e.g., such as ¾”
plywood).
• Control noise from construction workers’ radios to a point where they are not audible at
existing residences bordering the project site.
• During interior construction, locate noise-generating equipment within the building to break
the line-of-sight to the adjoining receptors.
• The project sponsor shall designate a “disturbance coordinator” for construction activities.
The coordinator would be responsible for responding to any local complaints regarding
construction noise and vibration. The coordinator would determine the cause of the noise
or vibration complaint and would implement reasonable measures to correct the problem.
• The construction contractor shall send advance notice to neighborhood residents within 50
feet of the project site regarding the construction schedule and including the telephone
number for the disturbance coordinator at the construction site;
13. The project applicant shall ensure the contractor implements the following measures during all
phases of demolition and construction to reduce vibration levels to less than 0.3 in/sec PPV at
adjacent buildings.
• Place operating equipment on the construction site as far as possible from vibration-
sensitive receptors.
• Use smaller vibratory rolling equipment, for example the Caterpillar model CP433E
vibratory compactor, within 20 feet of the adjacent buildings to reduce vibration levels to
0.3 in/sec PPV or less.
• Select demolition methods not involving impact tools.
• Avoid dropping heavy equipment, such as a clam shovel drop, within 20 feet of the adjacent
residential building west of the site.
• Designate a person responsible for registering and investigating claims of excessive
vibration. The contact information of such person shall be clearly posted on the construction
site.
14. If suspected prehistoric or historic resources are encountered during excavation and/or grading
of the site, construction personnel shall be instructed to immediately suspend all activity within
a 50-foot radius and the City shall be notified. A licensed archaeologist shall be retained in
order to 1) evaluate the find(s) to determine if they meet the definition of a historical or
archaeological resource; and 2) submit a resource mitigation and monitoring reporting program
with appropriate recommendations regarding the disposition of such finds prior to resumption
of construction activities. A report of findings documenting any data recovery shall be submitted
to the Northwest Information Center (if applicable). Project personnel shall not collect or move
any cultural materials. The City shall implement the recommendations of the qualified
archaeologist.
15. In the event that human remains are discovered during excavation and/or grading of the site,
all activity within a 50-foot radius of the find shall be stopped. The City and the San Mateo
County Coroner’s office shall be notified. If the remains are determined to be Native American,
Docusign Envelope ID: 35423942-FEC5-4FBB-A3C0-F122A79BCE08
DSR24-0025
PC/12/8/2025
Page 8
the Coroner will notify the Native American Heritage Commission (NAHC) immediately. Once
the NAHC identifies the most likely descendants, the descendants will make recommendations
regarding proper burial, which will be implemented in accordance with Section 15064.5(e) of
the CEQA Guidelines.
16. During construction, the applicant shall provide fencing (with a fabric screen or mesh) around
the project site to ensure that all construction equipment, materials and debris is kept on site.
17. If construction is done during the wet season (October 1 through April 30), that prior to October
1 the developer shall implement a winterization program to minimize the potential for erosion
and polluted runoff by inspecting, maintaining and cleaning all soil erosion and sediment control
prior to, during, and immediately after each storm even; stabilizing disturbed soils throughout
temporary or permanent seeding, mulching matting, or tarping; rocking unpaved vehicle access
to limit dispersion of mud onto public right-of-way; covering/tarping stored construction
materials, fuels and other chemicals.
18. The project shall comply with the state-mandated water conservation program, and a complete
Irrigation Water Management and Conservation Plan together with complete landscape and
irrigation plans shall be provided at the time of building permit application.
19. Prior to scheduling the framing inspection the applicant shall provide a certification by the
project architect or residential designer, or another architect or residential design professional,
that demonstrates that the project falls at or below the maximum approved floor area ratio for
the property.
20. Prior to scheduling the foundation inspection, a licensed surveyor shall locate the property
corners, set the building footprint and certify the first-floor elevation of the new structure(s)
based on the elevation at the top of the form boards per the approved plans; this survey shall
be accepted by the City Engineer.
21. Prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural certification
that the architectural details shown in the approved design which should be evident at framing,
such as window locations and bays, are built as shown on the approved plans; architectural
certification documenting framing compliance with approved design shall be submitted to the
Building Division before the final framing inspection shall be scheduled.
22. Prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the
roof ridge and provide certification of that height to the Building Division.
23. Prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
Recreation and Parks Department
24. All tree protection measures as detailed in the February 16, 2024 Kielty Arborist Services LLC
report shall be installed prior to commencement of any demolition and construction activities
and shall remain in place as determined by said report and the City Arborist.
25. A Protected Tree Removal Permit shall be required from the City of Burlingame Parks Division
to remove any existing protected size trees on the subject property and that the project shall
Docusign Envelope ID: 35423942-FEC5-4FBB-A3C0-F122A79BCE08
DSR24-0025
PC/12/8/2025
Page 9
comply with the Urban Reforestation and Tree Protection Ordinance adopted by the City of
Burlingame and enforced by the Parks Department; complete landscape and irrigation plans
shall be submitted at the time of building permit application; the street trees shall be protected
during construction as required by the City Arborist.
Public Works Department
26. The Parcel Map for the subdivision must be recorded with the County of San Mateo prior to
building permit issuance.
27. This project shall require payment of sewer and water capacity fees based on the fee schedule
effective at the time of the building permit issuance.
28. Based on the scope of work, this is a “Type II” project that requires a Stormwater Construction
Pollution Prevention Permi This permit is required prior to issuance of a building permit. An
initial field inspection is required prior to the start of any construction (on private property or in
the public right-of-way).
29. Any work in the City right-of-way, such as placement of debris bin in street, construction
parking, work in sidewalk area, public easements, and utility easements, is required to obtain
an Encroachment Permit prior to start of construction. Portable restrooms are not allowed to
be placed in the City right-of-way.
30. All water lines connections to City water mains for services or fire line protection are to be
installed per City standard procedures and material specifications. Contact the City Water
Department for connection fees. If required, all fire services and services 2 inches and over
shall be installed by the builder. All underground fire service connections shall be submitted as
separate Underground Fire Service permit for review and approval.
31. Sewer Backwater Protection Certification is required for the installation of any new sewer
fixture per Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior
to the issuance of building permit.
32. An Erosion Control Plan shall be submitted; this plan shall include, but not limited to, delineation
of area of work, show primary and secondary erosion control measures, protection of creek or
storm drain inlets, perimeter controls, protections for construction access points, and sediment
control measures.
33. A property survey by a licensed surveyor, signed and stamped by a California licensed
surveyor, is required. The survey shall show how the property lines were determined and that
the property corners were set with surveyors license numbers on durable monuments. This
survey shall be included in the building permit review plans. All corners shall to be maintained
during construction or reinstalled before the building final. The property corners need to be
protected and maintained throughout construction and will be checked by City Inspector. If
any construction does occur over property, the contractor will need to make all corrections to
the satisfaction of the City Inspector. Any disturbed property corners will be replaced by the
project prior to final inspection.
34. An Encroachment Permit shall be required for the sidewalk, curb, gutter, sewer lateral and
sidewalk underdrain.
Docusign Envelope ID: 35423942-FEC5-4FBB-A3C0-F122A79BCE08
DSR24-0025
PC/12/8/2025
Page 10
35. A Special Encroachment Permit shall be required for the operation/maintenance of the silva
cells and appurtenant storm drain pipes that are proposed on Easton Drive. The permit shall
be recorded with the County of San Mateo.
36. The applicant shall prepare a Construction Staging and Traffic Control Plan for the duration of
construction for review and acceptance by the City Engineer prior to the issuance of a building
permit. The Construction Staging and Traffic Control Plan shall include construction equipment
parking, construction employee parking, timing and duration of various phases of construction
and construction operations hours. The Construction Staging and Traffic Control Plan shall
address public safety and shall ensure that worker's vehicles and construction equipment shall
not be parked in public parking areas with exceptions for construction parking along the street
frontages of the project site.
37. The project applicant and its construction contractor(s) shall develop a Construction
Management Plan for review and approval by the City of Burlingame. The Construction
Management Plan must include at least the following items and requirements to reduce, to the
maximum extent feasible, traffic and parking congestion during construction:
a. A set of comprehensive traffic control measures, including scheduling of major truck
trips and deliveries to avoid peak traffic hours, detour signs if required, lane closure
procedures, signs, cones for drivers, and designated construction access routes;
b. Identification of haul routes for movement of construction vehicles that would minimize
impacts on motor vehicular, bicycle and pedestrian traffic, circulation and safety, and
specifically to minimize impacts to the greatest extent possible on streets in the project
area;
c. Notification procedures for adjacent property owners and public safety personnel
regarding when major deliveries, detours, and lane closures would occur;
d. Provisions for monitoring surface streets used for haul routes so that any damage and
debris attributable to the haul trucks can be identified and corrected by the project
applicant; and
e. Designation of a readily available contact person for construction activities who would
be responsible for responding to any local complaints regarding traffic or parking. This
coordinator would determine the cause of the complaint and, where necessary, would
implement reasonable measures to correct the problem.
SECTION 4: The Major Design Review, Hillside Area Construction Permit, and Special Permits
shall be subject to revocation if the applicant fails to comply with the conditions listed herein at any
time. If, at any time, the Community Development Department Director or Planning Commission
determine that there has been or may be a violation of the findings or conditions of this approval, or of
the Zoning Regulations, a public hearing may be held before the Planning Commission to review this
approval pursuant to Zoning Regulation Section 25.88.050. At said hearing, the Planning Commission
may add conditions, or recommend enforcement actions, or revoke the approval entirely, as necessary
to ensure compliance with the Zoning Regulations, and to provide for the health, safety, and general
welfare of the community.
Docusign Envelope ID: 35423942-FEC5-4FBB-A3C0-F122A79BCE08
DSR24-0025
PC/12/8/2025
Page 11
PASSED AND ADOPTED this 8th day of December 2025.
Chairperson
I, _____________ , Secretary of the Planning Commission of the City of Burlingame, do
hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 8th day of December 2025 by the following vote:
Secretary
Exhibit A - Project Plans dated November 17, 2025
AYES: HORAN, PFAFF, SCHMID, TSE
NOES: NONE
RECUSED: NONE
ABSENT: LOWENTHAL, SHORES
Docusign Envelope ID: 35423942-FEC5-4FBB-A3C0-F122A79BCE08
Audrey Tse
Preliminary Landscape PlanNovember 2025LANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377FAX: 925.93874366'-0" WOOD GOOD NEIGHBOR FENCE,WITH EVERGREEN SCREEN SHRUBSLOWER PATIO WITH PAVERSEXISTING RETAINING WALL TOREMAINGRAVEL WALK TO EXISTING HARDSCAPEEXISTING SIDEWALK5'-0" WOOD OPEN WIRE FENCE5'-0" OPEN WIRE FENCENEW RETAINING WALLCONCRETE ACCESS STEPSTO LOWER PATIOBLOCK RETAINING WALLSEXISTING RETAINING WALLDRIVEWAY WITH PERMEABLE PAVERSBLOCK RETAINING WALLNEW LOWER RETAINING WALL TO CREATE TURF AREAPROPOSED REAR PATIO EXTENSIONFRONT PATIO WITH PAVERS. (IMPERVIOUS)DRIVEWAY WITH PERMEABLE PAVERS DRIVEWAY WITH PERMEABLE PAVERSCONCRETE WALKCONCRETE STEPSLOWER REAR YARD PATIO AREA WITH PAVERSHILLSIDE CIRCLEEASTON DRIVEEXISTING CONCRETEHARDSCAPE/PATHWAYAND STEPS TO REMAIN.FRONT COURTYARD PATIO WITHPERMEABLE PAVERS,LOW WALL AND PILASTERSLANDSCAPE/WATER FEATUREOPEN YARD SPACEWITH MULCHEXISTING STREET TREE (TREE #1) TO REMAINEXISTING OAK TREE (TREE #2) TO REMAINEXISTING OAK TREE (TREE #3) TO REMAIN.6'-0" WOOD GOOD NEIGHBOR FENCE,WITH EVERGREEN SCREEN SHRUBS4' X 4' RAISED VEGETABLE BEDS, TYP.RAISED VEGETABLE BEDS, TYP.POURED IN PLACE CONCRETE PAVER WALKAROUND EXISTING OAK TREE6'-0" WOOD GOOD NEIGHBOR FENCE,WITH EVERGREEN SCREEN SHRUBS6'-0" WOOD FENCEEXISTING TREE #4 TO BE REMOVEDEXISTING TREE #5 TO BE PRESERVEDDRIVEWAY WITH PAVERS.(IMPERVIOUS)EVERGREEN SCREENTREES AT BOTTOM OF REAR YARDS.(50'-60' WIDE, 50'-60' TALL)EVERGREEN SCREENTREES AT BOTTOM OF REAR YARDS.(50'-60' WIDE, 50'-60' TALL)BIO RETENTION AREA, PER CIVIL ENGINEER.BIO RETENTION AREA PER CIVIL ENGINEER.
Preliminary Landscape PlanNovember 2025LANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377FAX: 925.9387436
Preliminary Planting Plan Lot 3November 2025LANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377FAX: 925.9387436HILLSIDE CIRCLEEASTON DRIVEMATCHLINEMATCHLINEEXISTING TREE TO REMAIN
Plant ImageryNovember 2025LANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377FAX: 925.9387436PRUNUS C. 'MONUS'BRIGHT AND TIGHT LAURELLIGUSTRUM J. 'TEXANUM'WAXLEAF PRIVETRHAMNUS CALIFORNICA 'EVE CASE'COFFEEBERRYANIGOZANTHOS FLAVIDUSKANGAROO PAWARCTOSTAPHYLOS 'HOWARD MICMINN'MANZANITABACCHARIS PIULARIS 'PIGEON POINT'DWARF COYOTE BRUSHBUDDLEJA DAVIDII 'BLACK KNIGHT'PRUPLE BUTTERFLY BUSHCHONDROPETALUM TECTORUMCAPE REEDCISTUS SKANBERGIIPINK CORAL ROCKROSEDIETES IRIDIODESAFRICAN ISISEUONYMUS J. 'MICROPHYLLUS'BOXLEAF EUONYMUSFEIJOA SELLOWIANAPINEAPPLE GUAVAGREVILLEA 'NOELLI'NOEL'S GREVILLEALAVATERA MARITIMATREE MALLOWLAVANDULA A. MUNSTEAD'DWARF ENGLISH LAVENDERLIMONIUM PREZIISEA LAVENDERLANTANA MONTEVIDENSIS 'SELLOWIANA'PURPLE TRAILING LANTANALIRIOPE GIGANTEAGIANT LILY TURFOLEA E. 'LITTLE OLLIE'DWARF OLIVEPHORMIUM H. 'MAORI QUEEN'RED NEW ZEALAND FLAXPHORMIUM 'PLATTS BLACK'PLATTS BLACK NEW ZEALAND FLAXRHAMNUS CALIFORNICACOFFEEBERRYAPTENIA 'RED APPLE'BABY SUN ROSESTACHY'S BYZANTINALAMBS EARACER BERGERANUMTRIDENT MAPLEARBUTUS MARINAMARINA STRAWBERRY TREECERCIS OCCIDENTALISWESTERN REDBUDLAGERSTROEMA INDICA 'CATAWBA'PURPLE CRAPE TREEACER PALMATUM 'BLOOD GOOD'JAPANESE MAPLE
Hydrozone/Preliminary Typical IrrigationNovember 2025LANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377FAX: 925.9387436HILLSIDE CIRCLEEASTON DRIVEMATCHLINEMATCHLINE
Preliminary Impervious CalculationsNovember 2025LANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377FAX: 925.9387436HILLSIDE CIRCLEEASTON DRIVELOT 1LOT 2LOT 3PROPERTY LINEFRONT SETBACK LINE20' BACK FROMPROPERTY LINE.FRONT SETBACK LINE20' BACK FROMPROPERTY LINE.DRIVEWAY AND FRONTPATIO AT LOT 1WITH PERMEABLE PAVERSFRONT SETBACK LINE20' BACK FROMPROPERTY LINE.DRIVEWAYS AT LOTS 2 AND 3WITH PERMEABLE PAVERSIMPERVIOUSSURFACE,TYPICALIMPERVIOUSSURFACE,TYPICALPERVIOUSSURFACE,TYPICALPERVIOUSSURFACE,TYPICALIMPERVIOUS SURFACE CALCULATIONS
HILLSIDE CIRCLE
130.8
130.8
130.6
130.8
131.1
131.0
134.5
138.0135.6
131.3
134.4
136.9
141.2
144.0
151.8
156.5
151.1
156.9
159.4
159.3
157.3
159.7
160.2
166.0
165.8
166.3
165.8
157.6
157.7
157.5
159.7
171.6
170.7
170.8
168.4
170.7
169.9
170.9
170.5
170.7
170.9
170.9
173.1
173.4
173.5
173.9
174.5
174.6
174.5 175.6
175.6
175.5
173.3
172.8
173.1
174.9
175.1 174.6
175.1
175.1
175.5
171.1
170.5
170.9
171.0
170.4
164.0
161.9
161.7
160.3
160.4
166.4
171.1 175.2
166.4
165.9
158.8
147.7
156.2
161.4
160.9
158.0 164.2
164.7
166.8
175.6
163.5
150.0
147.5
145.7
155.0
151.3
145.9 150.2
146.0
150.2 152.1
152.9
152.7
148.2
147.5
143.9
142.5
145.3
145.0
147.7
146.0
144.2
141.6
143.3
144.6
146.2
145.8
148.0
148.1
148.1
150.9
150.9
148.2
149.0
149.5
153.2
155.8
152.6
163.4
143.2
146.1
143.6
146.5
144.4
147.2
142.6
144.1
145.6
150.8
154.1
156.6156.5
152.2
138.9
134.7 134.4
137.3
133.1136.2
132.4
135.8
135.0
136.5
138.4
131.9
135.7
131.8
142.1
141.5
152.8
158.0
154.6
151.6
152.5
138.5
142.9
141.6
142.6
140.8
141.5
142.1
141.5
140.0
138.3
134.8
142.9
138.5
142.6
142.6
143.8
143.8
142.3
144.1
142.7
148.0
142.7
142.6
146.7
145.8
145.0
148.0
133.3
131.7
132.4
134.2
135.1
135.3
136.0
135.7
136.2
139.1
142.1
142.5
145.8
145.8
141.9
142.8
142.3
141.7
136.0
142.3
APN: 027-282-050
APN: 027-281-070
APN: 027-281-080
APN: 027-281-060
160.7
159.8
153.3
160.2
152.9
156.1
152.5
152.8
155.8
153.5
155.4
153.1
147.5
150.6
152.1
155.8
155.6
156.4
141.5
145.0
150.9
151.2
145.6
143.9
143.5
144.2
145.6
148.6
139.7
135.5
135.3
135.1
140.4
150.1
156.9
APN: 027-282-040
APN: 027-282-060
APN: 027-282-080
APN: 027-282-090
EASTON DRIVE
S
S
SS
142.5
142.8
148.1
BW
BW
TW
151.0
APN: 027-282-050
APN: 027-282-060
APN: 027-282-080
APN: 027-282-040
APN: 027-282-090
HILLSIDE CIRCLE
EASTON DRIVE
HILLSIDE CIRCLE
EASTON DRIVE
S REVISIONSDRAWN BY:CHECKED BY:DATE:SCALE:NO. DATE
~SHEET~
OFCOMMENTSJOB NO.LEGEND
1385 HILLSIDE DRIVELOT 3, LOT 9 & PTN. LOT 2, BLOCK 3, BURLINGAME HILLS (9-RSM-2)APN: 027-282-050CITY OF BURLINGAME, SAN MATEO COUNTY, CALIFORNIATENTATIVE MAPTHIS MAP WAS PREPARED BY ME OR UNDER MY DIRECTION AND IS BASED
UPON A FIELD SURVEY AT THE REQUEST OF SHERMAN CHIU IN MAY 2021.
BY:
DANIEL J. WESTOVER, L.S. 7779
DATE:
SURVEYOR'S STATEMENT 21037VARIES07/12/20211
1
BOUNDARY INFORMATION SHOWN HEREON IS FOR PLANNING PURPOSES ONLY.
PROPERTY AND RIGHT-OF-WAY LINES SHOWN HEREON ARE BASED ON RECORD
DATA AND EXISTING IMPROVEMENTS AND ARE NOT INTENDED TO BE A FINAL
BOUNDARY SURVEY OF THE PROPERTY WHICH REQUIRES FILING A RECORD OF
SURVEY OR SUBDIVISION MAP WITH THE COUNTY RECORDER. NO PROPERTY
LINES OR CORNERS WERE SET ON THIS SURVEY.
BOUNDARY NOTE:
GENERAL NOTES:
1. ALL DISTANCES ARE IN DECIMAL FEET UNLESS OTHERWISE NOTED.
2. ALL ANGLES ARE AT 90° UNLESS OTHERWISE NOTED.
3. THIS MAP REPRESENTS THE SITE CONDITIONS ON DATE OF FIELD SURVEY.
MAY 26, 2021.
4. ELEVATIONS ARE ASSUMED.
5. EXISTING STRUCTURES AND IMPROVEMENTS ARE TO BE DEMOLISHED.
(SCALE 1" = 40')
(SCALE 1" = 40')
(SCALE 1" = 16')
EXISTING CONDITIONS
PROPOSED LOT DETAIL
EXISTING LOT DETAIL
7/16/2021
DANIEL J. WESTOVER, L.S. 7779