Loading...
HomeMy WebLinkAboutReso - CC - 064-2007RESOLUTION NO. 64-2007 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BURLINGAME, DENYING THE APPEAL OF PATRICIA GIORNI AND UPHOLDING THE PLANNING COMMISSION'S JUNE 11, 2007 APPROVAL OF AN AMENDMENT TO THE DESIGN REVIEW PERMIT FOR A NEW RESIDENCE, TO BE CONSTRUCTED AT 2212 HILLSIDE DRIVE, ON PROPERTY SITUATED WITHIN A SINGLE-FAMILY RESIDENTIAL (R-1) ZONE RESOLVED, BY THE CITY COUNCIL OF THE CITY OF BURLINGAME THAT WHEREAS, on March 26, 2007, the Planning Commission approved Design Review and Special Permits, and adopted a Categorical Exemption, related to the construction of a new single-family residence to be constructed on property located at 2212 Hillside Drive (APN: 027- 165-100), and owned by Kendrick Li, 163 Louise Lane, San Mateo, California; and WHEREAS, the Planning Commission's March 26, 2007 approval was appealed by Dennis and Delores Huajardo, and the City Council conducted a public hearing on the appeal on May 7, 2007; denying the appeal and upholding the Planning Commission's approval, with additional conditions; and WHEREAS, on May 14, 2007, the Planning Commission considered an FYI (proposed amendment to the project plans) submitted by the applicant, but which was later withdrawn; and WHEREAS, a revised FYI was considered by the Planning Commission at its meeting of May 29, 2007; and the Commission directed that divided light window pattern reflected on the submitted plans (date stamped May 21, 2007) be placed on the next Action Calendar specifically to discuss the proposed divided light window pattern for the project; and WHEREAS, on June 11, 2007, the Planning Commission conducted a duly noticed public hearing on the proposed amendment to the project plans related to the divided light window pattern for the proposed residence, as reflected on the plans date stamped May 21, 2007; and approved an amendment to the Design Review permit for the project to reflect the proposed divided light window pattern; and WHEREAS, on June 21, 2007, Patricia Giorni, 1445 Balboa Avenue, Burlingame; appealed the Planning Commission's June 11, 2007 action approving the divided light window pattern for the proposed residence at 2212 Hillside Drive; and WHEREAS, on August 20, 2007, the City Council conducted a duly noticed public hearing on the appeal filed by Patricia Giorni, considered all oral and written testimony provided at the public hearing, including the analysis contained in the staff report prepared by the Community Development Department; NOW, THEREFORE, IT IS RESOLVED AND DETERMINED BY THE CITY COUNCIL THAT 1. The June 11, 2007 Planning Commission amending the Design Review permit for the proposed single-family residence was limited to consideration and approval of only the divided light window pattern for the proposed residence, as reflected on the project plans 1 Resolution No. 64-2007 City Council Agenda - August 20, 2007 APPEAL - 2212 Hillside Drive date stamped May 21, 2007. No other changes to the proposed project were considered or approved by the Commission. 2. The City Council finds that the appellant's appeal is without merit, given the limited focus of the appeal (the divided light window pattern). The divided light window pattern is consistent with the design of the proposed residence, as determined by the Planning Commission on June 11. 2007. 3. The City Council hereby denies the appeal and affirms the Planning Commission's June 11, 2007 approval of an amendment to the Design Review permit for 2212 Hillside Drive, based upon the approved plans, date stamped May 21, 2007; subject to the conditions applicable to the Design Review and Special Permits for the proposed project, attached herewith as Exhibit A. Findings for the City Council's action are as set forth in the minutes and recording of the City Council meeting of August 20, 2007. 4. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Af Mayor I, Doris Mortensen, City Clerk 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 20th day of August, 2007 by the following vote: AYES: COUNCILMEMBERS: 11111109MU COHEN KEIGHRAN, NAGEL, o'NAHONY NOES: COUNCILMEMBERS: NONE ABSENT: COUNCILMEMBERS: NONE ABSTAINING: MUNiCILMEMBERS: BAYLOCK �u.1,�/ CITY CLERK EXHIBIT A Conditions of Approval — Planning Commission — June 11, 2007 Design Review and Special Permits 2212 Hillside Drive that the project shall be built as shown on the plans submitted to the Planning Department date stamped March 14, 2007, sheets DD -1 through DD -7.0, and date stamped May 21, 2007, sheets DD -1 through DD -6; that any changes to building materials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; that the spiral staircase from the sunken garden shall be eliminated and replaced with a ladder per California Building Code requirements; and that only the lighting along the left side shall be landscape lighting directed to the ground, with the cone of light kept on the site as required in the Burlingame Ordinance; that based on the requirements of Burlingame Municipal Code Section 25.28.037, the basement area shall never be used for sleeping purposes as a bedroom; 3. that if it is possible under the regulations in the California Building Code, the egress door from the basement area shall be replaced with an egress window; 4. that any street tree roots of one inch diameter or larger that are encountered during installation of the new sidewalk and driveway are not to be damaged or cut prior to inspection and approval by the City Arborist or the Park Department Supervisor; 5. that if it is determined during construction or after that the two existing Magnolia street trees need to be removed, they shall be replaced at the property owner's expense with an appropriate species selected from the City's street tree list as determined by the City Arborist, the tree selected shall be the largest sized determined appropriate by the City Arborist; 6. that all windows except the picture window on the front elevation shall be simulated true divided lite windows with a consistent horizontal grid pattern; that an automatic gate shall be installed in the driveway a minimum 20'-0' back from the front property line; that all skylights shall be tinted to reduce night glare; that the property owner shall be responsible for implementing and maintaining all tree protection measures as defined in the arborist report prepared by Arborlogic Consulting Arborists, dated August 3, 2006; 10. that construction protection measures shall also be determined and installed before a building permit is issued for the existing Pittosporum hedge along the left side property line on the neighbor's property at 1400 Columbus, and these measures shall remain in place until the occupancy permit is issued for the project; 11, that landscaping shall be added along the right side of the house in protected planter bays wherever possible to maintain a 9'-6" clear driveway width, plant materials shall be selected to provide screening; EXHIBIT A Conditions of Approval — Planning Commission — June 11, 2007 Design Review and Special Permits 2212 Hillside Drive 12. that the conditions of the City Arborist's March 21, 2007 memo, the Chief Building Official's November 27, 2006 memo, the City Engineer's November 27, 2006 memo, the Fire Marshal's November 29, 2006 memo, the Recycling Specialist's November 27, 2006 memo, and the NPDES Coordinator's June 12, 2006 memo shall be met; 13. that 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; 14. that any changes to the size or envelope of the basement, first or second floors, or garage, 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 Planning Commission review; 15. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners and set the building footprint; 16. that prior to underfloor frame inspection the surveyor shall certify the first floor elevation of the new structure(s) and the various surveys shall be accepted by the City Engineer; 17. that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury. Certifications shall be submitted to the Building Department; 18. that 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 Department; 19. that prior to final inspection, Planning Department staff shall 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; 20. that 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; 21. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2001 Edition, as amended by the City of Burlingame; 22. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 2 EXHIBIT A Conditions of Approval — Planning Commission — June 11, 2007 Design Review and Special Permits 2212 Hillside Drive 23, that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff; 24. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; and 25. that the project is subject to the state -mandated water conservation program and a complete Irrigation Water Management Plan must be submitted with landscape and irrigation plans at time of permit application. 3 Recording Requested by: Doris J. Mortensen, City Clerk City of Burlingame 501 Primrose Road Burlingame, CA 94010 When Recorded Mail to: Doris J. Mortensen, City Clerk City of Burlingame 501 Primrose Road Burlingame. CA 94010 RECEIVED OCT 19 2007 CITY CLERK' 0 FICE CITY OF BURLuv',yME 2007-141475 11:28am 09/25/07 R1 Fee: NO FEE Count of pages 7 Recorded in Official Records County of San Mateo Warren Slocum Assessor-CountyIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIII 0 7 0 1 4 1 4 7 5 A R THIS SPACE FOR RECORDER'S USE ONLY TITLE OF DOCUMENT: RESOLUTION 64-2007 DENYING APPEAL OF PATRICIA GIORNI AND UPHOLDING PLANNING COMMISSION'S JUNE 11, 2007 APPROVAL OF AMENDMENT TO DESIGN REVIEW PERMIT FOR NEW RESIDENCE AT 2212 HILLSIDE DRIVE, BURLINGAME 94010 APN: 027-165-100 Owner: KENDRICK LI RESOLUTION NO. 64-2007 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BURLINGAME, DENYING THE APPEAL OF PATRICIA GIORNI AND UPHOLDING THE PLANNING COMMISSION'S JUNE 11, 2007 APPROVAL OF AN AMENDMENT TO THE DESIGN REVIEW PERMIT FOR A NEW RESIDENCE, TO BE CONSTRUCTED AT 2212 HILLSIDE DRIVE, ON PROPERTY SITUATED WITHIN A SINGLE-FAMILY RESIDENTIAL (R-1) ZONE RESOLVED, BY THE CITY COUNCIL OF THE CITY OF BURLINGAME THAT WHEREAS, on March 26, 2007, the Planning Commission approved Design Review and Special Permits, and adopted a Categorical Exemption, related to the construction of a new single-family residence to be constructed on property located at 2212 Hillside Drive (APN: 027- 165-100), and owned by Kendrick Li, 163 Louise Lane, San Mateo, California; and WHEREAS, the Planning Commission's March 26, 2007 approval was appealed by Dennis and Delores Huajardo, and the City Council conducted a public hearing on the appeal on May 7, 2007; denying the appeal and upholding the Planning Commission's approval, with additional conditions; and WHEREAS, on May 14, 2007, the Planning Commission considered an FYI (proposed amendment to the project plans) submitted by the applicant, but which was later withdrawn; and WHEREAS, a revised FYI was considered byte Planning Commission at its mee ing o May 29, 2007; and the Commission directed that divided light window pattern reflected on the submitted plans (date stamped May 21, 2007) be placed on the next Action Calendar specifically to discuss the proposed divided light window pattern for the project; and WHEREAS, on June 11, 2007, the Planning Commission conducted a duly noticed public hearing on the proposed amendment to the project plans related to the divided light window pattern for the proposed residence, as reflected on the plans date stamped May 21, 2007; and approved an amendment to the Design Review permit for the project to reflect the proposed divided light window pattern; and WHEREAS, on June 21, 2007, Patricia Giorni, 1445 Balboa Avenue, Burlingame; appealed the Planning Commission's June 11, 2007 action approving the divided light window pattern for the proposed residence at 2212 Hillside Drive; and WHEREAS, on August 20, 2007, the City Council conducted a duly noticed public hearing on the appeal filed by Patricia Giorni, considered all oral and written testimony provided at the public hearing, including the analysis contained in the staff report prepared by the Community Development Department; NOW, THEREFORE, IT IS RESOLVED AND DETERMINED BY THE CITY COUNCIL THAT: 1. The June 11, 2007 Planning Commission amending the Design Review permit for the proposed single-family residence was limited to consideration and approval of only the divided light window pattern for the proposed residence, as reflected on the project plans 8 Resolution No. 64-2007 City Council Agenda — August 20, 2007 APPEAL — 2212 Hillside Drive date stamped May 21, 2007. No other changes to the proposed project were considered or approved by the Commission. 2. The City Council finds that the appellant's appeal is without merit, given the limited focus of the appeal (the divided light window pattern). The divided light window pattern is consistent with the design of the proposed residence, as determined by the Planning Commission on June 11, 2007. 3. The City Council hereby denies the appeal and affirms the Planning Commission's June 11, 2007 approval of an amendment to the Design Review permit for 2212 Hillside Drive, based upon the approved plans, date stamped May 21, 2007; subject to the conditions applicable to the Design Review and Special Permits for the proposed project, attached herewith as Exhibit A. Findings for the City Council's action are as set forth in the minutes and recording of the City Council meeting of August 20, 2007. 4. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. r 1 1 Mayor I I, Doris Mortensen, City Clerk 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 201" day of August, 2007 by the following vote: AYES: COUNCILMEMBERS: 111111011116M COHEN KEIGHRAN, NAGEL, O'MAHONY NOES: COUNCILMEMBERS: NONE ABSENT: COUNCILMEMBERS: NONE ABSTAINING: CWNCILMEMBERS: BAYLOCK T. KITTY CLERK EXHIBIT A Conditions of Approval — Planning Commission — June 11, 2007 Design Review and Special Permits 2212 Hillside Drive that the project shall be built as shown on the plans submitted to the Planning Department date stamped March 14, 2007, sheets DD -1 through DD -7.0, and date stamped May 21, 2007, sheets DD -1 through DD -6; that any changes to building materials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; that the spiral staircase from the sunken garden shall be eliminated and replaced with a ladder per California Building Code requirements; and that only the lighting along the left side shall be landscape lighting directed to the ground, with the cone of light kept on the site as required in the Burlingame Ordinance; 2. that based on the requirements of Burlingame Municipal Code Section 25.28.037, the basement area shall never be used for sleeping purposes as a bedroom; 3, that if it is possible under the regulations in the California Building Code, the egress door from the basement area shall be replaced with an egress window; 4. that any street tree roots of one inch diameter or larger that are encountered during installation of the new sidewalk and driveway are not to be damaged or cut prior to inspection and approval by the City Arborist or the Park Department Supervisor; 5. that if it is determined during construction or after that the two existing Magnolia street trees need to be removed, they shall be replaced at the property owner's expense with an appro riate species selected from the City's street tree list as determined by the City Arborist, the tree selected shall be the largest sized determined appropriate byte City Arborist; 6. that all windows except the picture window on the front elevation shall be simulated true divided lite windows with a consistent horizontal grid pattern; 7. that an automatic gate shall be installed in the driveway a minimum 20'-0' back from the front property line; 8. that all skylights shall be tinted to reduce night glare; 9. that the property owner shall be responsible for implementing and maintaining all tree protection measures as defined in the arborist report prepared by Arborlogic Consulting Arbodsts, dated August 3, 2006; 10. that construction protection measures shall also be determined and installed before a building permit is issued for the existing Pittosporum hedge along the left side property line on the neighbor's property at 1400 Columbus, and these measures shall remain in place until the occupancy permit is issued for the project; 11. that landscaping shall be added along the right side of the house in protected planter bays wherever possible to maintain a 9'-6" clear driveway width, plant materials shall be selected to provide screening; EXHIBIT A Conditions of Approval — Planning Commission — June 11, 2007 Design Review and Special Permits 2212 Hillside Drive 12. that the conditions of the City Arborist's March 21, 2007 memo, the Chief Building Official's November 27, 2006 memo, the City Engineer's November 27, 2006 memo, the Fire Marshal's November 29, 2006 memo, the Recycling Specialist's November 27, 2006 memo, and the NPDES Coordinator's June 12, 2006 memo shall be met; 13. that 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; 14. that any changes to the size or envelope of the basement, first or second floors, or garage, 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 Planning Commission review; 15. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners and set the building footprint; 16. that prior to underfloor frame inspection the surveyor shall certify the first floor elevation of the new structure(s) and the various surveys shall be accepted by the City Engineer; . that prior to scheduling the framing inspection, the project architect, engineer or other such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury. Certifications shall be submitted to the Building Department; 18. that 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 Department; 19. that prior to final inspection, Planning Department staff shall 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; 20. that 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; 21. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2001 Edition, as amended by the City of Burlingame; 22. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 2 I hereby certify the attached City of Burlingame Resolution No. 64-2007 to be a full, true and correct copy of the document it purports to be, the original of which is on file in my office. Dated: 9,)3-07- Doris ^)3-07Doris . Mor sen, City Clerk City o ingame Recording Requested by: Doris J. Mortensen, City Clerk City of Burlingame 501 Primrose Road Burlingame, CA 94010 When Recorded Mail to: Doris J. Mortensen, City Clerk City of Burlingame 501 Primrose Road 2007-128220 08:24am 08/27/07 R1 Fee: NO FEE Count of pages 7 Recorded in Official Records County of San Mateo Warren Slocum Assessor -County Clerk -Recorder 'll I I II II II III. II III I I II II III �IIII'II *20070128220AR* CA 94010 I THIS SPACE FOR RECORDER'S USE ONLY LSI RECEIVED SEP 12 7007 CITY CLE rFICE CITY GF BUil-, 'I;"RMF TITLE OF DOCUMENT: RESOLUTION 64-2007 DENYING APPEAL OF PATRICIA GIORNI AND UPHOLDING PLAANING COMMISSION'S JUNE 11, 2007 APPROVAL OF AMENDMENT TO DESIGN REVIEW PERMIT FOR NEW RESIDENCE AT 2212 HILLSIDE DRIVE, BURLINGAME 94010 APN: 027-165-100 Owner: KENDRICK LI RESOLUTION NO. 64-2007 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BURLINGAME, DENYING THE APPEAL OF PATRICIA GIORNI AND UPHOLDING THE PLANNING COMMISSION'S JUNE 11, 2007 APPROVAL OF AN AMENDMENT TO THE DESIGN REVIEW PERMIT FOR A NEW RESIDENCE, TO BE CONSTRUCTED AT 2212 HILLSIDE DRIVE, ON PROPERTY SITUATED WITHIN A SINGLE-FAMILY RESIDENTIAL (R-1) ZONE RESOLVED, BY THE CITY COUNCIL OF THE CITY OF BURLINGAME THAT: WHEREAS, on March 26, 2007, the Planning Commission approved Design Review and Special Permits, and adopted a Categorical Exemption, related to the construction of a new single-family residence to be constructed on property located at 2212 Hillside Drive (APN: 027- 165-100), and owned by Kendrick Li, 163 Louise Lane, San Mateo, California; and WHEREAS, the Planning Commission's March 26, 2007 approval was appealed by Dennis and Delores Huajardo, and the City Council conducted a public hearing on the appeal on May 7, 2007; denying the appeal and upholding the Planning Commission's approval, with additional conditions; and WHEREAS, on May 14, 2007, the Planning Commission considered an FYI (proposed amendment to the project plans) submitted by the applicant, but which was later withdrawn; and WHEREAS, a revised FYI was considered by the Planning Commission at its meeting of May 29, 2007; and the Commission directed that divided light window pattern reflected on the submitted plans (date stamped May 21, 2007) be placed on the next Action Calendar specifically to discuss the proposed divided light window pattern for the project; and WHEREAS, on June 11, 2007, the Planning Commission conducted a duly noticed public hearing on the proposed amendment to the project plans related to the divided light window pattern for the proposed residence, as reflected on the plans date stamped May 21, 2007; and approved an amendment to the Design Review permit for the project to reflect the proposed divided light window pattern; and WHEREAS, on June 21, 2007, Patricia Giorni, 1445 Balboa Avenue, Burlingame; appealed the Planning Commission's June 11, 2007 action approving the divided light window pattern for the proposed residence at 2212 Hillside Drive; and WHEREAS, on August 20, 2007, the City Council conducted a duly noticed public hearing on the appeal filed by Patricia Giorni, considered all oral and written testimony provided at the public hearing, including the analysis contained in the staff report prepared by the Community Development Department; NOW, THEREFORE, IT IS RESOLVED AND DETERMINED BY THE CITY COUNCIL THAT: 1. The June 11, 2007 Planning Commission amending the Design Review permit for the proposed single-family residence was limited to consideration and approval of only the divided light window pattern for the proposed residence, as reflected on the project plans Resolution No. 64-2007 City Council Agenda - August 20, 2007 APPEAL -2212 Hillside Drive date stamped May 21, 2007. No other changes to the proposed project were considered or approved by the Commission. 2. The City Council finds that the appellant's appeal is without merit, given the limited focus of the appeal (the divided light window pattern). The divided light window pattern is consistent with the design of the proposed residence, as determined by the Planning Commission on June 11, 2007. 3. The City Council hereby denies the appeal and affirms the Planning Commission's June 11, 2007 approval of an amendment to the Design Review permit for 2212 Hillside Drive, based upon the approved plans, date stamped May 21, 2007; subject to the conditions applicable to the Design Review and Special Permits for the proposed project, attached herewith as Exhibit A. Findings for the City Council's action are as set forth in the minutes and recording of the City Council meeting of August 20, 2007. 4. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Mayor I, Doris Mortensen, City Clerk 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 20th day of August, 2007 by the following vote: AYES: COUNCILMEMBERS: BAYLOCK, COGEN KEIGMUN, NAGEL' O'MAHONY NOES: COUNCILMEMBERS: NONE ABSENT: COUNCILMEMBERS: NONE 2 ���.�( CITY CLERK EXHIBIT A Conditions of Approval — Planning Commission — June 11, 2007 Design Review and Special Permits 2212 Hillside Drive that the project shall be built as shown on the plans submitted to the Planning Department date stamped March 14, 2007, sheets DD -1 through DD -7.0, and date stamped May 21, 2007, sheets DD -1 through DD -6; that any changes to building materials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; that the spiral staircase from the sunken garden shall be eliminated and replaced with a ladder per California Building Code requirements; and that only the lighting along the left side shall be landscape lighting directed to the ground, with the cone of light kept on the site as required in the Burlingame Ordinance; 2. that based on the requirements of Burlingame Municipal Code Section 25.28.037, the basement area shall never be used for sleeping purposes as a bedroom; that if it is possible under the regulations in the California Building Code, the egress door from the basement area shall be replaced with an egress window; 4. that any street tree roots of one inch diameter or larger that are encountered during installation of the new sidewalk and driveway are not to be damaged or cut prior to inspection and approval by the City Arborist or the Park Department Supervisor; 5. that if it is determined during construction or after that the two existing Magnolia street trees need to be removed, they shall be replaced at the property owner's expense with an appropriate species selected from the City's street tree list as determined by the City Arborist, the tree selected shall be the largest sized determined appropriate by the City Arborist; 6. that all windows except the picture window on the front elevation shall be simulated true divided lite windows with a consistent horizontal grid pattern; 7. that an automatic gate shall be installed in the driveway a minimum 20'-0' back from the front property line; 8. that all skylights shall be tinted to reduce night glare; 9. that the property owner shall be responsible for implementing and maintaining all tree protection measures as defined in the arborist report prepared by Arborlogic Consulting Arborists, dated August 3, 2006; 10. that construction protection measures shall also be determined and installed before a building permit is issued for the existing Pittosporum hedge along the left side property line on the neighbor's property at 1400 Columbus, and these measures shall remain in place until the occupancy permit is issued for the project; 11. that landscaping shall be added along the right side of the house in protected planter bays wherever possible to maintain a 9'-6" clear driveway width, plant materials shall be selected to provide screening; EXHIBIT A Conditions of Approval — Planning Commission — June 11, 2007 Design Review and Special Permits 2212 Hillside Drive 12. that the conditions of the City Arborist's March 21, 2007 memo, the Chief Building Official's November 27, 2006 memo, the City Engineer's November 27, 2006 memo, the Fire Marshal's November 29, 2006 memo, the Recycling Specialist's November 27, 2006 memo, and the NPDES Coordinator's June 12, 2006 memo shall be met; 13. that 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; 14. that any changes to the size or envelope of the basement, first or second floors, or garage, 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 Planning Commission review; 15. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners and set the building footprint; 16. that prior to underfloor frame inspection the surveyor shall certify the first floor elevation of the new structure(s) and the various surveys shall be accepted by the City Engineer; 17. that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury. Certifications shall be submitted to the Building Department; 18. that 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 Department; 19. that prior to final inspection, Planning Department staff shall 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; 20. that 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; 21. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2001 Edition, as amended by the City of Burlingame; 22. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 2 EXHIBIT A Conditions of Approval — Planning Commission — June 11, 2007 Design Review and Special Permits 2212 Hillside Drive 23. that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff; 24. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; and 25. that the project is subject to the state -mandated water conservation program and a complete Irrigation Water Management Plan must be submitted with landscape and irrigation plans at time of permit application. 3 I hereby certify the attached City of Burlingame Resolution No. 64-2007 to be a full, true and correct copy of the document it purports to be, the original of which is on file in my office. Dated: Doris J. 4ort5FIrsen, City City of Bhrrmgame