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HomeMy WebLinkAboutAgenda Packet - PC - 2018.11.13Planning Commission City of Burlingame Meeting Agenda BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Council Chambers7:00 PMTuesday, November 13, 2018 1. CALL TO ORDER 2. ROLL CALL 3. APPROVAL OF MINUTES Draft October 9, 2018 Planning Commission Meeting Minutesa. Draft October 9, 2018 Planning Commission Meeting MinutesAttachments: Draft October 22, 2018 Planning Commission Meeting Minutesb. Draft October 22, 2018 Planning Commission Meeting MinutesAttachments: 4. APPROVAL OF AGENDA 5. PUBLIC COMMENTS, NON-AGENDA Members of the public may speak about any item not on the agenda. Members of the public wishing to suggest an item for a future Planning Commission agenda may do so during this public comment period . The Ralph M. Brown Act (the State local agency open meeting law) prohibits the Planning Commission from acting on any matter that is not on the agenda. Speakers are asked to fill out a "request to speak " card located on the table by the door and hand it to staff, although the provision of a name, address or other identifying information is optional. Speakers are limited to three minutes each; the Chair may adjust the time limit in light of the number of anticipated speakers. 6. STUDY ITEMS 100 Highland Avenue, zoned CAR - Application for Conditional Use Permit for an automoble rental business. (Kent Putnam, applicant; 101 California Drive LLC, property owner; Proto Inc., architect) (132 noticed) Staff Contact: Ruben Hurin a. 100 Highland Ave - Staff Report 100 Highland Ave - Attachments 100 Highland Ave - Plans - 11.13.18 Attachments: 7. CONSENT CALENDAR Items on the consent calendar are considered to be routine. They are acted on simultaneously unless separate discussion and /or action is requested by the applicant, a member of the public or a commissioner prior to the time the Commission votes on the motion to adopt. Page 1 City of Burlingame Printed on 11/9/2018 November 13, 2018Planning Commission Meeting Agenda 8. REGULAR ACTION ITEMS 2656 Summit Drive, zoned R-1 - Application for Design Review (major renovation) and Hillside Area Construction Permit for additions to the lower floor and main floor of an existing single family dwelling and to rebuild the existing main floor. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(2) of the CEQA Guidelines. (Gary Diebel, AIA, applicant and architect; Burak and Ofelia Guner, property owners) (107 noticed) Staff Contact: 'Amelia Kolokihakaufisi a. 2656 Summit Dr - Staff Report 2656 Summit Dr - Attachments 2656 Summit Dr - Plans - 11.13.18 Attachments: 1846 and 1860 Rollins Road, zoned RR - Application for Conditional Use Permit and Conditional Use Permit Amendment for supplemental parking for a non -retail service use in the drainage easement. The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 of the CEQA Guidelines. (James Abeyta, applicant and architect; 1846 Rollins LLC and Rollins Partners LLC, property owners) (48 noticed) Staff Contact: Erika Lewit b. 1846 and 1860 Rollins Rd - Staff Report 1846 and 1860 Rollins Rd - Attachments 1846 and 1860 Rollins Rd - Plans - 11.13.18 Attachments: Interim Zoning Standards for the proposed North Burlingame Mixed Use (NBMU) and Rollins Road Mixed Use Zone (RRMU). Staff Contact: Kevin Gardiner c. Staff Report Attachments Attachments: 9. DESIGN REVIEW STUDY 1648 Barroilhet Avenue, zoned R -1- Application for Design Review for a new two -story single family dwelling (existing detached garage to be retained). (TRG Architects, Randy Grange, applicant and designer; Debbie and William Clifford, property owners) (105 noticed) Staff contact: Sonal Aggarwal a. 1648 Barroilhet Ave - Staff Report 1648 Barroilhet Ave - Attachments 1648 Barroilhet Ave - Historic Resource Evaluation 1648 Barroilhet Ave - Plans - 11.13.18 Attachments: Page 2 City of Burlingame Printed on 11/9/2018 November 13, 2018Planning Commission Meeting Agenda 1020 Toyon Drive, zoned R-1 - Application for Design Review for a new two -story single family dwelling and detached garage. (Genesis King Hwa LLC, applicant and property owner; Christian Ruffat, designer) (75 noticed) Staff Contact: Michelle Markiewicz b. 1020 Toyon Dr - Staff Report & Attachments 1020 Toyon Dr - Plans - 11.13.18 Attachments: 1547 Los Altos Drive, zoned R -1 - Application for Design Review, Special Permit for attached garage, and Hillside Area Construction Permit for a first and second story addition to an existing single family dwelling and new attached garage. (Studio 797, Jared Kuykendall, architect; Flora Lee and Jonathan Wan, applicant and property owners) ( 73 noticed) Staff contact: Sonal Aggarwal c. 1547 Los Altos Dr - Staff Report 1547 Los Altos Dr - Attachments 1547 Los Altos Dr - Plans - 11.13.18 Attachments: 251 California Drive, zoned HMU - Application for Commercial Design Review for changes to the exterior facade of a commercial storefront. (Marco Fung, applicant and architect; Ken White, property owner) (85 noticed) Staff Contact: 'Amelia Kolokihakaufisi d. 251 California Dr - Staff Report 251 California Dr - Attachments 251 California Dr - Plans - 11.13.18 Attachments: 10. COMMISSIONER’S REPORTS 11. DIRECTOR REPORTS - Commission Communications - City Council regular meeting of November 5, 2018 209 Channing Road - FYI for changes to a previously approved Design Review project.a. 209 Channing Road- FYIAttachments: 715-717 and 719-721 Linden Avenue - FYI for change to a previously approved Design Review project. b. 715-717 & 719-721 Linden Ave - Memo & AttachmentsAttachments: Page 3 City of Burlingame Printed on 11/9/2018 November 13, 2018Planning Commission Meeting Agenda 920 Bayswater Avenue - FYI for changes requested by the Planning Commission to a previously approved application for Mitigated Negative Declaration, Lot Merger, Design Review, Conditional Use Permit for Multifamily Residential, and Density Bonus Incentive for a New 128-Unit Apartment Development. c. 920 Bayswater Ave - FYI memo 920 Bayswater Ave - FYI attachments 920 Bayswater Ave - FYI plans Attachments: 619-625 California Drive - FYI for changes requested by the Planning Commission to a previously approved 26-unit live/work development with retail commercial space on the ground floor. d. 619-625 California Dr - Memo & Attachments 619-625 California Dr - Revised Visual Simulations Attachments: 12. ADJOURNMENT Note: An action by the Planning Commission is appealable to the City Council within 10 days of the Planning Commission's action on November 13, 2018. If the Planning Commission's action has not been appealed or called up for review by the Council by 5:00 p.m. on November 26, 2018, the action becomes final. In order to be effective, appeals must be in writing to the City Clerk and must be accompanied by an appeal fee of $551, which includes noticing costs. Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for public inspection during normal business hours at the Community Development/Planning counter, City Hall, 501 Primrose Road, Burlingame, California. Page 4 City of Burlingame Printed on 11/9/2018 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council ChambersTuesday, October 9, 2018 1. CALL TO ORDER The meeting was called to order at 7:00 p.m. Staff in attendance: Planning Manager Ruben Hurin, Associate Planner 'Amelia Kolokihakaufisi, and Acting City Attorney Sheryl Schaffner. 2. ROLL CALL Sargent, Loftis, Kelly, Comaroto, Gaul, Terrones, and TsePresent7 - 3. APPROVAL OF MINUTES A motion was made by Commissioner Sargent, seconded by Commissioner Terrones, to approve the meeting minutes with corrections previously submitted. The motion carried by the following vote: a.Draft August 13, 2018 Planning Commission Meeting Minutes Draft August 13, 2018 Planning Commission Meeting MinutesAttachments: b.Draft September 10, 2018 Planning Commission Meeting Minutes Draft September 10, 2018 Planning Commission Meeting MinutesAttachments: 4. APPROVAL OF AGENDA There were no changes to the agenda. 5. PUBLIC COMMENTS, NON-AGENDA There were no public comments. 6. STUDY ITEMS a.1846 and 1860 Rollins Road, zoned RR - Application for Conditional Use Permit and Conditional Use Permit Amendment for supplemental parking for a non -retail service use in the drainage easement (James Abeyta, applicant and architect; 1846 Rollins LLC and Rollins Partners LLC, property owners) (48 noticed) Staff Contact: Erika Lewit 1846 and 1860 Rollins Rd - Staff Report 1846 and 1860 Rollins Rd - Attachments 1846 and 1860 Rollins Rd - Plans Attachments: All Commissioners had visited the project site. There were no ex-parte communications to report. Page 1City of Burlingame Printed on 11/7/2018 October 9, 2018Planning Commission Meeting Minutes Planning Manager Hurin provided an overview of the staff report. •There is a discrepancy in the building size stated in the staff report and plans. Is the difference the mezzanine level? (Hurin: Yes, that is correct.) •Staff report notes that the existing site is currently used for the El Rancho Hotel parking. Is this the sole use at 1860 Rollins Road? (Hurin: Believe this is what is noted in the staff report; can also ask applicant to verify.) •Are there any impact fees associated with this type of application? (Hurin: No, not for this application because there is no building square footage being added to the sites.) Chair Gaul opened the public hearing. Danielle Douthett, facilities construction manager at Facebook, and Ward (last name not provided ), transportation manager at Facebook, and James Abeyta, project architect, represented the applicant. Commission Questions/Comments: •In visiting the site, observed 250-300 cars parked on the site. Is this currently all El Rancho Hotel parking? (Abeyta: Yes, understanding is that parking is for El Rancho Hotel employees and hotel visitors .) Do you know where these cars will go if this application is approved? (Abeyta: No, do not know.) •Staff report notes that there is a plan in place if properties are separated in future. Not seeing that diagram and how it would work. (Abeyta: Staff's concern was that the new parking stalls planned behind the building would only be accessible if the fence were removed. Current configuration of the site operates so that you can access those spaces without passing through the back side. Basically, it would be restored to the existing condition.) •The idea is that it would revert to the way it is now, could be fenced off and would have the requisite number of parking stalls to serve the existing use in the building at 1846 Rollins Road, correct? (Abeyta: Yes.) •Is it common practice for drivers to park in any stall or in the same stall as the bus they will be driving? (Ward: Usually driver will pull out bus and then park personal vehicle in same stall, or take the next available stall. This is standard procedure for all other locations throughout the bay area. All buses will have assigned parking.) •Will there be a security gate at the entrance to the site to secure the bus fleet? (Douthett: No, do not have them at our existing locations.) •Would dispatchers be at site 24/7? (Douthett: No, just during operating hours.) •What will operations look like between 3:30 and 7 a.m. and after 8 p.m.? Curious to know how staggered times will work. (Ward: Generally, bus drivers will arrive and park their vehicle, then pick up paper work for their trip, prepare their bus, and then proceed to their routes. The first runs arrive in Menlo Park between 6:30 and 7 a.m., so this means buses are picking up employees between 4 and 5 a.m., and all the way up to 6 and 7 a.m. to do their runs, so thats what there is a staggered cadence. This site would be one of several throughout the bay area focusing on the Peninsula operation.) •What is the frequency of buses leaving the site as you get closer to 7 a.m.? (Ward: Most of the buses will have left the site by 7 a.m. because peak hours for employee drop -off is from 7:30 to 9:30 a.m., so busses are leaving early to accomplish that.) •Would like to know more about distribution of traffic in the mornings and evenings; provide a schedule. •Is the same bus driver leaving in morning and coming back to the site after 8 p.m.? (Ward: Yes, same bus drivers would be returning to the site. We have layovers during the day at different locations throughout the bay area where they sleep, rest and take breaks.) •Would this site be a place where layovers occur? (Ward: No, this site would be a yard for overnight operations.) Public Comments: Page 2City of Burlingame Printed on 11/7/2018 October 9, 2018Planning Commission Meeting Minutes •Art Michael, property owner: Clarified that El Rancho Hotel is in process of converting hotel site to residential housing, so will not need space for vehicle parking. Chair Gaul closed the public hearing. Commission Discussion: •Straight forward application, City ’s Traffic Engineer has addressed concerns with queueing of the buses on Rollins Road. •Not concerned with circulation of buses through site as long as they are not impeding traffic or blocking sidewalks. •Concerned about number of buses during these time periods. Understand that all buses will be going to Millbrae Avenue, would like to see this added as a condition of approval. •Concerned about impacts to roadways from this type of use. Would like to see this type of use considered when City studies impact fees in the future. •Concern with the number of buses being dispatched from the site and buses backing up on the roads. Is a traffic study be warranted in this case? •Would like to take a closer look at the distribution of buses during the morning and evening hours; provide further study and schedule. •Highly skeptical when first reviewed application, however felt more comfortable with it when visited the site and saw how close it is to Millbrae Avenue. Think application would be harder to support if site were located further south on Rollins Road because of the distance traveled. •Request that staff provide a list of uses permitted by right on this property. 7. CONSENT CALENDAR Commissioner Kelly made a motion, seconded by Commissioner Comaroto, to approve the Consent Calendar items. The motion carried by the following vote: Aye:Sargent, Loftis, Kelly, Comaroto, Gaul, Terrones, and Tse7 - a.229 Bloomfield Road, zoned R-1 - Application for Design Review for a first and second story addition to an existing single family dwelling. This project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (e) (1). (Dale Meyer Associates, Dale Meyer, applicant and designer; Rob and Kristin Flenniken, property owners) (135 noticed) Staff Contact: Sonal Aggarwal 229 Bloomfield Rd - Staff Report 229 Bloomfield Rd - Attachment 229 Bloomfield Rd - Plans Attachments: b.1354 Columbus Avenue, zoned R -1 - Application for One Year Permit Extension for a previously approved application for Design Review and Special Permit for basement ceiling height for a new, two -story single family dwelling and detached garage. This project is Categorically Exempt from the California Environmental Quality Act pursuant to CEQA Section 15303 (a). (Mac White, Michael G. Imber Architects, applicant and architect; Naveen and Seshu Sastry, property owners) (117 noticed) Staff Contact: Catherine Keylon Page 3City of Burlingame Printed on 11/7/2018 October 9, 2018Planning Commission Meeting Minutes 1354 Columbus Ave - Staff Report & Attachments 1354 Columbus Ave - Plans Attachments: 8. REGULAR ACTION ITEMS a.1422 Capuchino Avenue, zoned R-1- Application for Design Review for a major renovation (new construction) for a first and second story addition to a single family dwelling and a new detached garage. The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a). (RC Wehmeyer, applicant and designer; Kamal and Pritee Thakarsey, property owners) (157 noticed) Staff Contact: Catherine Keylon 1422 Capuchino Ave - Staff Report 1422 Capuchino Ave - Attachments 1422 Capuchino Ave - Plans 1422 Capuchino Ave - Rendering Attachments: All Commissioners had visited the project site. There were no ex-parte communications to report. Associate Planner Kolokihakaufisi provided an overview of the staff report. There were no questions of staff. Chair Gaul opened the public hearing. Rob Wehmeyer, project designer, represented the applicant. Commission Questions/Comments: •On right hand side where stone stops and shingles start, what does that joint look like? (Wehmeyer: Stone will be sit proud of the shingle, the siding will come behind it and the stone corner will turn into it.) •Minor design issue regarding the corbels under the balcony at rear of house. Would you consider bringing the corbels in from the edge a little bit and centering them between the edge of the windows and wall corners? It would allow you to finish off around the corbels with the stone easier. (Wehmeyer: Agree, probably would have done that during construction.) Public Comments: There were no public comments. Chair Gaul closed the public hearing. Commission Discussion: •Nice project. •Previous questions and concerns have been addressed. Commissioner Loftis made a motion, seconded by Commissioner Tse, to approve the application. The motion carried by the following vote: Aye:Sargent, Loftis, Kelly, Comaroto, Gaul, Terrones, and Tse7 - Page 4City of Burlingame Printed on 11/7/2018 October 9, 2018Planning Commission Meeting Minutes 9. DESIGN REVIEW STUDY a.1268 Cortez Avenue, zoned R-1 - Application for Design Review for a new, two -story single family dwelling and Special Permit for an attached garage (Eric Nyhus, applicant and architect; GLAD Trust, property owner) (103 noticed) Staff Contact: Erika Lewit 1268 Cortez Ave - Staff Report 1268 Cortez Ave - Attachments 1268 Cortez Ave - Plans Attachments: All Commissioners had visited the project site. There were no ex-parte communications to report. Planning Manager Hurin provided an overview of the staff report. There were no questions of staff. Chair Gaul opened the public hearing. Eric Nyhus, project architect, represented the applicant, with the property owner. Commission Questions/Comments: •What is the intent for building above the garage? (Nyhus: Originally was going to be for an extra room and space to be used by the family, but in order to keep costs down would now like to convert it to an attic and maintain some storage space. Considered lowering roof, but it would be a negative impact on the windows, dormers and scale.) •Concerned that extra storage space is needed for such a large house. (Nyhus: Aesthetically, would like to keep space to offset the massing of the house.) •Would the ceiling height remain the same? (Nyhus: Yes, it starts at 7 feet at the plate and increases to just over 9 feet in the middle of the room.) •Building section on sheet A 304 shows a 10'-1½" ceiling height, is that correct? (Nyhus: Yes, that is correct.) •Is there a revised floor plan? (Nyhus: Should be in the reduced plan set submitted today.) •Have you studied a less than two -story elevation for the garage? Concerned that it is too vertical . (Nyhus: Yes, we did but it threw off the scale. On New England clapboard style houses, typically see smaller wings on either side of the main body of the house. Have creek and foliage along the left side of the house, which provides a greater distance to the neighbor; neighbor is in support of project as proposed. Mirroring house and garage across the street.) •Add note indicating Marvin Integrity double-hung windows will be used throughout the house. •Have you considered a larger door opening at the rear of the house to provide access to the deck/backyard? (Nyhus: It was considered, but have concerns how bifolding doors function, don't think they would be used very often in this climate.) •Plans note 8x fascia boards. Assuming will be 2x8, clarify note on plans. (Nyhus: Yes, will be 2x8.) •Plans note 7-inch clapboard siding. Will that be wood or a Hardie product? (Nyhus: Will probably be a Hardie product; will do cost comparisons, but generally prefer to use the Hardie product for its durability.) •Specify on plans which Hardie product is being proposed and also bring in sample to next meeting. •What is the proposed roofing material above the two bay windows? Add note to plans. (Nyhus: Will be standing seam metal roofing.) •Are the chimneys be decorative? (Nyhus: It is a feature of this style house, without it the house would like very different. Will also be used to for bathroom and kitchen venting in order to avoid penetrations in the roof.) Page 5City of Burlingame Printed on 11/7/2018 October 9, 2018Planning Commission Meeting Minutes •Show chimney protrusion on floor plans. •Did you share the plans with right side and other neighbors? (Property Owner: Yes, have talked to surrounding neighbors.) •Gap between house and garage across street is smaller, so it appears to be more uniform. Like overall design and have done a good job with the massing. Public Comments: There were no public comments. Chair Gaul closed the public hearing. Commission Discussion: •Have concerns about massing of the garage. Understand mimicking the house across the street, but that house does something differently with a main gable, so there needs to be a better argument. Design and style is fairly pure, but it ’s being too rigidly pure in that having to have balance of the two wings it ’s creating a broad frontage. •If space above garage is truly just storage, then artificially creating false façade to harbor storage. •Existing massing has a certain charm to it, the garage acts as a carriage building separate from the main house; now filling in all the gaps across the entire frontage and pulling garage apart because it has to be detached with a breezeway in between. •If space above garage is going to be storage and accessed via a pull down ladder, then should be reduced in scale in terms of roof massing. Perhaps could still have the dormers and volume in a different manner, but have plate heights spring from first floor roof with dormers popping up above it. Right now looks like a really broad front simply because it trying to mimic the wing on the other side of the house. •Don't mind the style of the house, but am concerned with the garage, is gratuitous. Pulling the garage forward completely fills the front of the lot and makes massing of house considerably larger than it needs to be. Would have liked to see the garage pushed back to reduce the massing at street front. •Like massing of house, agree that garage is busy, need to reduce the massing by pushing the garage back. •Should consider either pushing the garage back or relooking at the height and massing of second floor and the roofline. Commissioner Sargent made a motion, seconded by Commissioner Loftis, to place the item on the Regular Action Calendar. The motion carried by the following vote: Commission Discussion: •Would agree that project seems too vertical and broad. Aye:Sargent, Loftis, Kelly, Comaroto, Gaul, Terrones, and Tse7 - b.185 Pepper Avenue, zoned R-1 - Application for Design Review and Front Setback Variance for a first and second story addition to an existing single family dwelling. (Barzin Keyhan Khadiv, applicant; Durwin and Carey Beth Tsay, property owners) (83 noticed) Staff Contact: Sonal Aggarwal 185 Pepper Ave - Staff Report 185 Peppr Ave - Attachments 185 Pepper Ave - Historic Resource Evaluation 185 Pepper Ave - Plans Attachments: All Commissioners had visited the project site. Chair Gaul spoke to the neighbor at 170 Pepper Avenue. Page 6City of Burlingame Printed on 11/7/2018 October 9, 2018Planning Commission Meeting Minutes Associate Planner Kolokihakaufisi provided an overview of the staff report. There were no questions of staff. Chair Gaul opened the public hearing. Payman (last name not provided), represented the applicant. Commission Questions/Comments: •Is there a reason why all new windows are proposed to be vinyl? It appears that all of the windows at the front of the house are new and that a few existing windows along the sides and rear of the house are to remain. (Payman: Chose vinyl to matching existing windows.) •Has a window manufacturer been chosen? (Payman: Manufacturer has not been chosen.) •Typically don’t approve vinyl windows because of look and appearance. If you ’re replacing this many windows, is there any reason why you chose vinyl windows other than to match the few existing windows to remain? (Payman: We can consider changing to a different window type.) •Large windows are proposed at front of house on first and second floors. What kind of windows are they? (Payman: These windows will be fixed, except for those in the bedrooms which need to comply with egress requirements. Existing windows on the front elevation are larger than what we are proposing.) •Existing second floor window above the entry is not a split window as shown on the plans, it ’s actually three casement windows. The window to the right is actually a French casement window, as is the window in the living room on the ground floor. The existing windows have a better scale than what is represented on the drawings. New windows are large and massive and are missing scale the existing windows have; should revisit proposed windows. •Understand logic for setback variance given the size of the lot and the protected size tree at the rear. •Concerned with size and scale of front porch, is it meant to provide a larger enclosed area? (Payman: Designed porch to add character to the design.) Proposed porch has a large scale to and is tall. Should be brought down in scale, would be more comfortable, and wouldn ’t look so grandiose. Would also help where the gable roof ridge hits the second floor window sill. •Are two proposed first floor windows along the left side of the house towards the rear also picture windows? These windows are large in scale and don ’t offer any detail or charm. (Payman: Yes and are similar in size to the existing window that’s there.) •Should double check all existing and proposed building elevations to ensure that all windows and doors are drawn correctly; found several inconsistencies with how the windows are drawn throughout the house. •Left side porch column is incorrectly shown on the front elevation, based on the floor plan it should be shown to the right of the garage wing wall; revise front elevation to match floor plans. •May want to consider moving tall window in master bathroom, overlooking the street, to the side of the house for better privacy and would still allow for light and ventilation. •Is there any reason why stone veneer wasn ’t extended to the garage? It looks out of balance without it. (Payman: We can extend it to the garage.) Public Comments: There were no public comments. Chair Gaul closed the public hearing. Commission Discussion: •Good candidate to refer to a design review consultant. Existing house doesn't have a lot of charm and project as proposed hasn’t improved the situation. Project design needs some help. Page 7City of Burlingame Printed on 11/7/2018 October 9, 2018Planning Commission Meeting Minutes •Concerned about variance request because it is a corner lot, if it were not a corner lot could see more justification for the variance. It’s soft on the corner now because house steps back as you get closer to the corner with the garage being forward. Not opposed with house extending forward, but am concerned that the house will come out so far that it will seem jammed into the corner. Should explore alternatives, including extending further into rear yard. Corner lots, lots with large trees and creeks tend to be more difficult, this seems to be a simple solution to a more complex problem. •Lots of little details that if done well could add a lot of character to the project. •Concerned about the inconsistencies on the as -built plans, makes it hard to assess what will happen with the revised plans. •Making some motions towards a craftsman style, such as the wainscoting and gable entry, so should look at window grids to add character to design. •Generally, variance is supportable but also am concerned that house will stick out. Creek does restrict the rear yard, but there is room on the left side that could be utilized. Should be studied some more. Commissioner Sargent made a motion, seconded by Commissioner Loftis, to refer the project to a design review consultant. The motion carried by the following vote: Commission Discussion: •In favor of variance request, but not to the extent that is currently shown. •If eroded the corner some more and bolstered the landscaping, could also help ease concerns with the corner. Aye:Sargent, Loftis, Kelly, Comaroto, Gaul, Terrones, and Tse7 - c.1214-1220 Donnelly Avenue, zoned DAC - Environmental Scoping and Design Review Study for an Application for Environmental Review, Amendment to the Downtown Specific Plan and Zoning Code to allow a multi -family residential use, Design Review, Conditional Use Permit for building height, Condominium Permit and Lot Merger for construction of a new three-story, 14-unit mixed use commercial /residential building (John Britton, applicant; Britton Trust, property owner; Gary Gee Architects, Inc ., architect;) (317 noticed) Staff Contact: Ruben Hurin 1214-1220 Donnelly Ave - Staff Report 1214-1220 Donnelly Ave - Attachments 1214-1220 Donnelly Ave - Renderings 1214 Donnelly Ave - Plans Attachments: All Commissioners had visited the project site. There were no ex-parte communications to report. Planning Manager Hurin provided an overview of the staff report. •In looking at the DAC zoning district and the proposed rezoning, why wouldn ’t we allow for residential uses above the first floor on the other properties in this area? (Hurin: Thought was to maintain the primary retail uses along the Lorton Avenue and Primrose Road frontages. Staff considered inner block as a starting point, but could consider extending the area if the Planning Commission provides that direction.) •A mixed use project on one of those properties would still have a retail /commercial use on the ground floor, but could allow for some additional residential units above the first floor in the downtown area if the area were extended to include the corner lots. •Have now seen several applications with automated puzzle stackers and lifts. Have any been built yet? (Hurin: Yes, have been installed in the commercial building at 240 Lorton Avenue and the multifamily residential building at 1225 Floribunda Avenue.) Page 8City of Burlingame Printed on 11/7/2018 October 9, 2018Planning Commission Meeting Minutes Chair Gaul opened the public hearing. Gary Gee, project architect, and Mark Hudak, represented the applicant. Commission Questions/Comments: •Is the driveway into garage required to be 18 feet wide? (Gee: Code requires a minimum driveway width of 18 feet wide. We are proposing 25’-6” because we have a walkway for the second means of egress.) •Is the driveway width required to be 18 feet wide for parking areas with less than 30 cars? (Hurin: 18 foot wide driveway is the minimum required for parking areas with more than 30 vehicles; the minimum driveway width for parking areas with less than 30 vehicles is 12 feet.) •Since 18 foot wide driveway is not required, could revisit reducing driveway width to get more retail frontage. •How will trash and recycling work? Assuming commercial spaces would take their garbage out through the garage and take containers to the trash /recycling room in the garage, is that correct? (Gee: That is correct. Tenant on left side can use the means of egress corridor.) •Residential units would bring garage down into the garage, correct? (Gee: Yes, that is correct.) •Is there a way to enliven the stairway entry? There is an ornamental arched door into the stairway, but perhaps add sidelights or windows into the first floor landing. Trying to find a way to encourage people to use stairs instead of the elevator. If door was more attractive and one felt more comfortable with sidelights and windows into the stairwell, it would make people excited and comfortable to use stairs because it wouldn’t feel like a utility stair. (Gee: See what you’re saying; area was getting crowded with utility rooms, bicycle parking, and stairs to rear required by Fire Dept ., so was trying to keep stairs and elevator in certain locations.) •Like direction project is going in terms of architecture, but it feels a little southwest. With the ornamental tiles, false overflow drains, and canvas awnings, it doesn ’t have the timber loggias typically seen on Spanish style buildings. (Gee: Unique to have a mixed use building facing south, so you can have overhanging and upper patios; there is a certain richness with the colors and fabric, wanted to give building character with different colored canvas awnings.) •With the buildings’ exposure to strong morning east light, are you confident canvas will hold up? (Gee: Will not be using a classic canvas awning, will be talking to canvas consultant to find right material to hold up to the elements.) •If third floor patios had tiled -roof timbered loggias, might be more Spanish revival. But also like the dynamic of flexibility of patios being able to be open to the sky with the canvas awning. (Gee: Open patios also help massing drop at the front of the building because building is set back. Is more of a hacienda style at the top of building rather than mission style, but has details on the lower portion of the building. Was focusing on how dynamic we can make the pedestrian level work with the storefronts.) •What material will be used for spandrel panels under glazing in recess adjacent to stairway? (Gee: Looking at using cementitious covered dense foam panels, looks like wood, could do a wood pattern type of panel.) •For awnings on third floor, can you explain how you would take them off and put them back on? (Gee: Can be fastened with metal rings or similar system to make it easy to install and remove.) •Have you considered using a mechanical system for the awnings? (Gee: Concerned with exposure to elements for the mechanical system.) •Concerned with using Hardie siding along sides of building and the flatness of those elevations. (Gee: Can install stucco on left side wall, but Cal /OSHA requires scaffolding which would encroach onto the City’s public parking lot; feel it would be difficult to obtain City ’s permission. On other projects, have installed flat, smooth lap Hardie siding before walls are stood up. Can be done on both side walls.) •On a project like this, will be necessary to work with all adjacent property owners. •Concerned about rear wall, appears to be 18 feet tall up against a 6 foot tall fence. Something needs to be done to articulate the rear wall, step it back, and make it more attractive and less impactful on neighbors. (Gee: 18 feet wall height includes a 3’-6” tall planter at outer edge of wall.) Page 9City of Burlingame Printed on 11/7/2018 October 9, 2018Planning Commission Meeting Minutes •How was this design chosen? Don't see a precedent in Downtown Burlingame. (Gee: One building that influenced design is the Burlingame Train Station, which is more of an adobe style. Have adobe features in proposed building with curved walls and deep, recessed windows. Don’t want to copy a building or style . Want to take elements of a building and put it in an interpretation here. Client wanted to design a building with richness and elegance. •Have you seen letter from Russ Cohen? (Hudak: Yes, worked with the Historical Society to save some aspects of the building and will continue to work with the Historical Society to come up with an appropriate way to memorialize The Gates House.) •Hudak: This is somewhat a dead area in the downtown commercial zone because of the presence of City parking lots immediately to the left of the building and across the street. So need to have something lively and attractive in order to get the area activated. Instead of requesting a zoning change, could have proposed a traditional mixed use building with retail at ground level and office above, but were encouraged to do housing, believe it’s justified and worth it. Think that the inclusion of residential portion is consistent with the way in which the Downtown Specific Plan is evolving; Downtown Specific Plan initially envisioned residential on the periphery, but City Council has wanted to bring residential uses very close to Burlingame Avenue, which is reflected in recently approved projects; think this project is consistent with that. Only a portion of the block is affected with the rezoning because the City controls the two parking lots, so won ’t have more residential above the first floor unless the City decides to redevelop those lots. However, might be a good idea to extend rezoning further to other sites. •How far back is third floor set back at front? (Gee: 8 feet.) Public Comments: •Speaker (no name provided): Very little has been said about destruction of another historic building that street, sad to see that we ’re losing a lot of history. Was really heartbreaking to see what happened to the Gates House, was left to rot and destroyed without having a public hearing. Concerned about request to amend the Downtown Specific Plan. There is good reason why you don ’t want to mix residential with entertainment uses. Should adhere to uses allowed in Downtown Specific Plan. •Jennifer Pfaff: Reason why more buildings are not being saved is because we don ’t have many policies in place that are realistic for developers or owners of historical properties to share some advantage of having a historical property. When worked on Downtown Specific Plan there was a thought about where we wanted to have housing, specifically not in the core, not on Lorton or Burlingame Avenues, or Primrose Road. Reason was to keep historic core intact, because once you open it up to residential, the only way to develop those is by merging lots and demolishing buildings. Goal was to keep downtown uncongested and to mainly focus on Howard Avenue and south of Howard Avenue. This street is somewhat problematic because it has two dead ends, it was a service street from its origin, is very congested and very hard to in and out of. Agree with letter from Mark Hudak that we did not at the time consider what a 55 foot tall building would do in a narrow area like this. Commend architect on design of proposed project compared to original schematic designs. Appreciate comments from Mr. Hudak about working with the Historical Society throughout the process and acknowledging the history of the street and the Gates House. Agree with allowing housing on section that abuts residential uses behind, makes sense and there is logic to it. However, allowed building height should be reduced from 55 to 45 feet, allowed by a conditional use permit. Also would like to see a 20-foot rear setback to reduce impacts on residents to rear of site . Concerned that a 55-foot tall building can be built with no rear setback requirement. Need to look at full picture, including building height and setbacks expected from an R-3 or R-4 zoned lot. •Alex Podell: Family developed 1218 Burlingame Avenue, which includes Pottery Barn and Banana Republic. Project looks great, in favor of allowing residential and mixed use projects in downtown . Requests that there be construction management plan and a condition that prohibits construction workers from parking on their parking lot. Page 10City of Burlingame Printed on 11/7/2018 October 9, 2018Planning Commission Meeting Minutes Chair Gaul closed the public hearing. Commission Discussion: •What is allowed under the current zoning? (Hurin: Typical uses allowed in the DAC zoning district include retail stores, personal services businesses, food establishments and offices. There are no side or rear setback requirements; at least 60% of the first floor front wall of the building is required to be at or within 10 feet of the front property line.) •The amendment to the zoning request is only to allow residential uses in this area, not change the development standards, such as building height and setbacks, correct? (Hurin: Yes, request is to allow residential uses above the first floor. However, the speaker under public comments is requesting that you also consider reducing the maximum allowed building height and increase the rear setback requirement.) •If this were only a residential project, would there still be no side and rear setback requirement? (Hurin: Yes, that would be correct in the DAC zoning district.) •Love the idea of mixed use on this site. •Appreciate exuberance of the architecture. However, feels like architecture is trying too hard, there is too much of everything. •Building itself doesn't do a good job at being an urban neighbor, there ’s a lot about the building that says “look at me”. Good urban architecture is much more laid back that what is proposed, it tends to fade into the background. •Feels like there are too many points of failure on the project; one example are the embedded pots and how landscaping in them will be maintained. •Find metal ironwork to be pale and feels spindly. •Concerned about canvas, will flap in wind and fray and will not be replaced once it ’s taken down. At some points, awnings at commercial and residential portions of the building will be a disaster. •Project has lots of details that are so specific that it can ’t be any other possible way. It’s too much like Disneyland and Santa Barbara, Burlingame is neither of these. What’s beautiful about the town is that it’s honest, and this project is trying too hard to fit it. •Uses are good and ground floor retail will be good for that street. •Design needs to crank itself back some, don't see this building in Burlingame, it ’s just trying too hard . Building feels like you’re pasting things onto it. •Design is so highly specific, that it feels like it ’s forcing itself on the community, should be more reserved. •In support of amendment to Downtown Specific Plan and DAC zoning district as proposed, don ’t think it should extend to the entire frontage along Donnelly Avenue. Would feel boxed in if there were taller buildings on corners. •Design is overstated and overbearing, needs to be toned down. •Concerned about west and east elevations, more so with the west elevation abutting public parking lot. Will be prominent face of the building, needs to be looked at again. •Excited by this project, great place for mixed use project, fits in well and is a nice transition between the downtown and residential districts. •Rear setbacks help transition into existing multifamily residential to rear. •Like design, is supportable as proposed. •Understand construction limitations at side property lines. However, design of blind walls needs to be addressed, particularly with the wall next to the parking lot. This wall will be highly visible, as proposed doesn’t fit it. •Agree that zoning amendment should only apply to the central portion of the street. •Details are a bit too southwest. •Feel like design was recycled for use here. •Not quite sure how this design fits here in light of the historical building that existed on the site. •Also am concerned with the left side wall that abuts the parking lot, will be very visible as you come up the street from Primrose Road, design needs to be revisited. •This is a thoughtful design with regards to the overall program and floor plans. •Like that you’ve addressed s-curve in street and how you’ve set back the front face of the building. Page 11City of Burlingame Printed on 11/7/2018 October 9, 2018Planning Commission Meeting Minutes •Like overall design, but am concerned about maintenance of canvas awnings. •In support of changes to plan to allow residential use above ground floor. •Like width of driveway as proposed, allows more comfortable space for vehicles entering and existing the garage, would not want to see it reduced. •Accept logic that amendment should be focused on lots that abut existing residential use to north. •Excited about project and mixed use nature, agree with comments that design needs more restraint. •Encourage looking at Casa Baywood on El Camino Real in San Mateo, not overly done in terms of details, has some timber loggias, and feels substantive. Feels like simple Spanish Revival building that we’ve seen. •Architect should have license to do some interpretations, doesn ’t need to look like it came out of the 1920’s in terms of Spanish Revival. But if design leads to the building feeling busy, then perhaps detailing needs to be revisited. •Appreciate that building has been stepped back at the rear, has almost 20 feet of relief where it’s 18 feet in height abutting the adjacent property. •Typical to have blank walls abutting an adjacent property line, but doesn ’t mean they have to be entirely stark and blank, can have some relief, detail or texturing. Should revisit what can be done to these walls. •Concerned about 18 foot tall blank wall at the rear property line abutting residential properties. •There are two simple solutions for side walls, if upper floors were stepped in could place scaffolding on first floor of building; secondly you could work with the City to lease a portion or entire parking lot for use during construction. Both walls need to have some articulation that would carry design of building all the way around; don’t see buildings built up against this building in the future. •Like bringing retail use to this area, would help to expand downtown shopping area. •Concerned with architectural style, struggling with how this fits in. Massing is right and building steps back nicely, but don’t think the style fits in with downtown area based on the design guidelines. As a Design Review Study/Environmental Scoping item, there is no action from the Planning Commission . The application will return as an Action Item with the environmental review at a later date. 10. COMMISSIONER’S REPORTS There were no Commissioner's Reports. 11. DIRECTOR REPORTS a.1455 Cortez Avenue - FYI for changes to a previously approved Design Review project. 1455 Cortez Ave - FYI Memorandum 1455 Cortez Ave - Plans Attachments: Accepted. b.Letters from Representative Speier and State Senator Hill Regarding Peninsula Health Care District’s Wellness Community Memorandum Attachments Attachments: Informational - no comment. 12. ADJOURNMENT Page 12City of Burlingame Printed on 11/7/2018 October 9, 2018Planning Commission Meeting Minutes Note: An action by the Planning Commission is appealable to the City Council within 10 days of the Planning Commission's action on October 9, 2018. If the Planning Commission's action has not been appealed or called up for review by the Council by 5:00 p.m. on October 19, 2018, the action becomes final. In order to be effective, appeals must be in writing to the City Clerk and must be accompanied by an appeal fee of $551, which includes noticing costs. Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for public inspection during normal business hours at the Community Development/Planning counter, City Hall, 501 Primrose Road, Burlingame, California. Page 13City of Burlingame Printed on 11/7/2018 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council ChambersMonday, October 22, 2018 1. CALL TO ORDER The meeting was called to order at 7:00 p.m. Staff in attendance: Community Development Director Kevin Gardiner, Planning Manager Ruben Hurin, and City Attorney Kathleen Kane. 2. ROLL CALL Sargent, Loftis, Comaroto, Gaul, Terrones, and TsePresent6 - KellyAbsent1 - 3. APPROVAL OF MINUTES a.Draft September 24, 2018 Planning Commission Meeting Minutes Draft September 24, 2018 Planning Commission Meeting MinutesAttachments: >Clarification to the 1433 Floribunda Avenue minutes: Reference to entry doors should just read "double glazed entry doors." A motion was made by Commissioner Terrones, seconded by Commissioner Comaroto, to approve the meeting minutes with corrections previously submitted. The motion carried by the following vote: 4. APPROVAL OF AGENDA There were no changes to the agenda. 5. PUBLIC COMMENTS, NON-AGENDA There were no public comments. 6. STUDY ITEMS There were no Study items. 7. CONSENT CALENDAR There were no Consent Calendar items. 8. REGULAR ACTION ITEMS a.1268 Cortez Avenue, zoned R-1 - Application for Design Review for a new, two -story single family dwelling and Special Permit for an attached garage. The project is Categorically Exempt from review pursuant to the California Environmental Quality Act Page 1City of Burlingame Printed on 11/8/2018 October 22, 2018Planning Commission Meeting Minutes (CEQA), per Section 15303 (a) of the CEQA Guidelines. (Eric Nyhus, applicant and architect; GLAD Trust, property owner) (103 noticed) Staff Contact: Erika Lewit 1268 Cortez Ave - Staff Report.pdf 1268 Cortez Ave - Attachments.pdf 1268 Cortez Ave - Plans - 10.22.18.pdf Attachments: All Commissioners had visited the project site. There were no ex-parte communications to report. Planning Manager Hurin provided an overview of the staff report. There were no questions of staff. Chair Gaul opened the public hearing. Eric Nyhus, project architect, represented the applicant, with the property owners. Commission Questions/Comments: >Is a sample of the Hardie siding available? (Nyhus: Has submitted a sample. Will specify white.) >Would you consider using smooth siding rather than a wood grain? (Nyhus: Prefers the grain showing.) >Joints don't hold up well with Hardie siding over long expanses. (Nyhus: Applicants will agree to wood if necessary, and have the siding go around the corners without trim pieces.) >OK with the corner boards since they fit this particular architecture. >Did you consider one dormer instead of two dormers on the garage (Nyhus: It would be centered between the two garage doors, and it is a wider wing. Had considered it but it looked unbalanced.) >The 3D modeling helps to understand the massing, but reveals that the garage has a very flat face and feels blocky. (Nyhus: Could consider a single, larger dormer similar to the wing on the right.) >It would help to break up the massing of the garage by adding a roof form between the first and second floors, similar to the house across the street. >There appears to be an inconsistency in the application of the shutters. There are shutters on some of the windows on the left elevation but not on others, whereas on the right elevation there are shutters throughout. (Nyhus: Can look at it.) >Did you consider pushing garage back even further than two feet? The lot is much larger than a typical Burlingame lot. (Nyhus: Wanted to maintain room for a deck in the back. Also wants to maintain the balance with the wing on the right.) Public Comments: There were no public comments. Chair Gaul closed the public hearing. Commission Discussion: >Doesn't make sense to compare massing of new house to the existing house because the existing house would not be approvable under the current ordinances. >It is handsome architecture and would look great on 60 acres, but at this location the garage overwhelms the street. >The dormers on the garage do not function like dormers in the traditional sense. Here they are extensions of the facade extending up through the roof to create a second story. The roof springs from a plate height that is above a second floor. The facade has two stories. >The garage on the house across the street springs up from the top of the first floor, with attic space Page 2City of Burlingame Printed on 11/8/2018 October 22, 2018Planning Commission Meeting Minutes above. >Still has issues with the garage, being asked to approve a two-story garage. >OK with Hardie siding and corner boards. >Appreciates the outreach to the neighbors, but that itself can't strictly drive the outcome. It can't drive how the commission interprets the design guidelines as they apply to the application. >Balance does not need to be literal. There can also be balance through asymmetry. >Faceprint is very broad across the front, particularly given that the garage is attached. > Beautiful house and it will contribute to neighborhood, except for the design of the garage. >The house is at the maximum allowed floor area, but the way the garage is configured the second floor would not count towards floor area. However, it reads from the street like a second floor regardless, and makes the house look bigger than it is. The house and right -hand wing are approvable, but the garage needs to be looked at further. > Needs to consider a one -story garage to be consistent with the zoning regulations if the size of the house and wing are to be maintained as they are. > Likes the massing of house, but has a problem with second story on the garage. It would be overwhelming from the street. > It is not okay to fill the entire frontage of the lot. It is effectively a 20 foot tall, 60 foot long wall over a 100-foot frontage. The entire frontage is filled with building, and there is not the relief that a rear detached garage would otherwise provide. It is inconsistent with the neighborhood design guidelines. > Shouldn't be patterning off the house across the street, it does not fit in the neighborhood. There is nothing else in the neighborhood that is similar to the house across the street. >There are numerous attached garages in the neighborhood, but they are not two stories. > Would like to see the garage pushed further back. Understands there is a creek, but this is a 12,000 square foot lot. Not convinced the garage could not be pushed further back. >These points were expressed before, but the the resubmittal has not been responsive to the previous concerns. Commissioner Sargent made a motion, seconded by Commissioner, to deny the application without prejudice. The motion carried by the following vote: Aye:Sargent, Loftis, Comaroto, Gaul, Terrones, and Tse6 - Absent:Kelly1 - b.Adoption of the Update to the Burlingame General Plan and Environmental Impact Report (EIR) Staff Report Final EIR (FEIR) Exhibit A: Responses and suggested actions to Draft General Plan public comments Exhibit B: Draft General Plan public comments – original correspondence Exhibit C: Implementation Programs errata/edits Exhibit D: 75 CNEL Noise Contour errata/edits Resolution - General Plan Resolution - EIR Meeting Minutes and Public Notice Attachments: Community Development Director Gardiner introduced the consultant team: Laura Stetson and Dan Amsden of MIG. There were no questions of staff. Page 3City of Burlingame Printed on 11/8/2018 October 22, 2018Planning Commission Meeting Minutes Chair Gaul opened the public hearing. Laura Stetson and Dan Amsden made a presentation to the commission. Commission Questions/Comments: >Response to comments, on page 1 and 2, there is a comment from Justin Moresco regarding a soft story construction evaluation deadline of 2020. There is a recommendation to delete the 2020 reference in the first place it is mentioned, but then it is mentioned a second time. Should the second mention also be deleted? (Stetson: Recommendation is to not have the deadline stated, to provide flexibility.) >The description of "sheer" walls in the Moresco letter should use the spelling "shear." > Item #2 on Response to Comments, Chapter XIII should be Chapter VIII. Item #11 on Response to Comments, should be Chapter VII, not Chapter XII. > Is there a number that represents the likely build -out, as opposed to maximum buildout? (Stetson: The EIR does not assume maximum buildout. It is more like 80%. Maximum generally cannot be achieved on every property, given variations in shapes of properties and other factors that would prevent building out to the maximum. There is some allowance in the calculation that does not assume maximum buildout.) >The slide presentation would be helpful to have posted for members of the public. It provides a good summary of where the numbers are at. > In the north end of Rollins Road there are high voltage power lines. Did the EIR take that into consideration? Would they impact what could be developed in the area? (Stetson: There are not regulations that would prevent situating housing near high -voltage power lines. However it is something each individual developer would take into consideration through the process. From the EIR perspective there is not evidence that would suggest homes could not be placed in proximity to power lines, but it is a decision the developer would want to consider with respect to perceived concerns .)(Gardiner: The power lines in the Rollins Road area align with a drainage easement, and buildings would not be allowed within the easement both because of the drainage and because of the power lines. It is a "no-build" zone and can only be used for parking or open space. Buildings would need to maintain clearances to each side.) > Concern with the significant burden on the community to require a historic resource study for each discretionary project. Believes most properties will not be found eligible for historic status. (Amsden: There are other options such as a resource survey, or perhaps a tiered approach .)(Gardiner: The intent is to identify potential resources, both for community character and to meet the requirements of CEQA . We've done further research and there could be other approaches. A "historic context statement" is an option that would provide a measure of pre -screening; there are other possibilities. The policy language could be adjusted to allow the matter to be studied further as an implementation action.) >Is the approach to historic resources in the plan the approach recommended by the Community Advisory Committee (CAC)? (Gardiner: Yes. The committee weighed the merits of a comprehensive survey compared to individual evaluations that would be tied to applications for significant development projects, and the CAC thought this approach was more equitable. In this approach, a property owner would not be included in an evaluation unless they were proposing a project.) > 144 homes have sold in Burlingame since January 1, 2018. 128 of the homes sold were over 50 years old. Need to carefully consider how these properties are evaluated. Public Comments: > Kamran Ehsanipour: Owns property at corner of Adeline Drive and El Camino Real. At last meeting expressed benefits of building a mixed use building. Given its frontage and proximity to North Burlingame, believes the North Burlingame Mixed Use would be a better fit for the property rather than Broadway Mixed Use. The Broadway Mixed Use designation would reduce the number of units that could be accommodated on the property, and requests that the North Burlingame Mixed Use zoning be applied instead. Mixed use is beneficial for traffic and the look of the neighborhood. Page 4City of Burlingame Printed on 11/8/2018 October 22, 2018Planning Commission Meeting Minutes > Justin Moresco: Called for an inventory of soft -story multifamily residential buildings. These buildings are highly dangerous in earthquakes. Intent is to have an inventory of soft -story buildings in Burlingame and make recommendation to the City Council, and identify incentives that can offered. Both the inventory and recommendation should be accomplished by 2020 and should not be too difficult a timeline for the deliverable. Requests that the date in the letter and recommendation remain as proposed, otherwise it may not be carried out. There are probably between 50 and 200 such buildings in Burlingame. > Vince Muzzi: Had unpleasant experience in Millbrae with historical review. If something is historic, people will know; a consultant could go out and do it once. Burlingame is a stable community, there are not a lot of teardowns. If people have a property that is generating income, the delta between maintaining current use or putting the property to another use needs to be significant. Can change the zoning, but nothing might happen. Should look at what was projected in other plans, and whether changes that were anticipated occurred. Concerned unrealistic growth projections could undermine support for the plan. > Mike Dunham: Lives in Burlingame. There is a severe shortage of housing in California. Consensus is rents and home prices are so high because the State has severely underbuilt in the last few decades . Burlingame has also underbuilt in the last few decades. The General Plan is very thoughtful on where it makes sense to build the units. There is a severe shortage of workforce housing for people who work in Burlingame; San Mateo County already creates 19 jobs for every new home built. Worries that the problem is only going to get worse, needs to fight the forces of NIMBYism that think everything is fine as it is . Current generation can't buy homes in the community, they move to the East Bay instead. Kids in Burlingame now will not be able to stay in Burlingame when they grow up, will move away. Encourages accelerating the process of building housing. > Bryan Miranda, Public Storage: Owns properties at 1761, 1801 and 1811 Adrian Road. There is a tremendous demand for storage: 88% occupied after being open for two years. Would like to allow FAR to be increased to 1.15 to be able to expand to the building currently occupied by Goodwill. Goodwill has given notice it will be vacating to get more space. The Goodwill building is accessed through the Public Storage property so it makes sense to convert it into storage rather than another use. Would convert it by adding a second floor within the existing building, but with the 1.0 FAR could only extend the second floor across half of the building. Would need 1.15 FAR to extend the second floor across the entire building. Chair Gaul closed the public hearing. Commission Discussion: > A lot of work has been done over the last couple of years, likes the direction it is going. It provides the City with a direction to go. > The historical review process needs more study. There needs to be a balance, some properties are worth protecting. Policy needs to be crafted to leave flexibility for determining what the process for evaluation will be. >The 50 year threshold for historical review was proposed to be consistent with CEQA. > Accessory dwelling units have become very popular, can they be added as a category to the housing count? Expects interest to grow. > Doesn't think North Burlingame Mixed Use land use should be applied to the 1501 El Camino Real property. North Burlingame has a wide frontage, but this part of El Camino Real is more narrow and tight . It looks, acts, and behaves more like neighborhood commercial in the Broadway mixed use area, so a higher density would not be appropriate in this case. > Okay with the suggestion for an FAR increase for storage uses in the Live /Work area given the suggestion that the increase is justified by the reduced impacts of the storage use. > The process has been impressive. The vision presented of what areas are staying the same and what areas are changing in Burlingame is helpful. The character will stay the same except in the few areas where change is desired. There is a need for more housing, and where it is being proposed is the right area. Page 5City of Burlingame Printed on 11/8/2018 October 22, 2018Planning Commission Meeting Minutes > Still concerned about language for historical review, still needs further review and discussion. Wants a sieve that catches what wants to be kept, but let everything else through easily. Requires more study . (Stetson: Can craft something to put forward to the City Council that reflects what has been expressed, with policy direction to have the issue studied at some point in time.) > Values the resources and the fabric of many of the the neighborhoods, but doesn ’t want such a bright line that it will bring out opposition to the plan. Needs to find something more palatable and achievable. >The Final EIR addresses the comments that were received on the Draft EIR, citing additional study or mitigation was not necessary. It is ready to move forward. >The General Plan is ready to move forward with the suggested staff edits, with the reworking of the historic resources policy. The revised historical language can come back to the Planning Commission as a Director's Report or FYI. Commissioner Terrones made a motion, seconded by Commissioner Gaul, to recommend adoption of the Draft General Plan and Environmental Impact Report. The motion carried by the following vote: Aye:Sargent, Loftis, Comaroto, Gaul, Terrones, and Tse6 - Absent:Kelly1 - 9. DESIGN REVIEW STUDY There were no Design Review Study items. 10. COMMISSIONER’S REPORTS Commissioner Camoroto reported that she attended the recent State Lands Commission meeting in Sacramento for the parcel on the Bayfront. The Commission will be issuing an RFP to interested parties for use of the land. 11. DIRECTOR REPORTS Community Development Director Gardiner reported that there have been two meetings of the Zoning Ordinance Update Subcommittee to review interim standards for the North Burlingame Mixed Use District and North Rollins Road Mixed Use District. The draft regulations are likely to be presented to the Planning Commission at the next meeting. a.1411 De Soto Avenue - FYI for changes to a previously approved Design Review project for a first and second story addition to a single family dwelling. 1411 De Soto Ave - Memo 1411 De Soto Ave - Attachments 1411 De Soto Ave - Plans Attachments: Pulled for further review. The drawings are confusing. Difficult to tell where siding starts, where the stucco stops, and what is coplanar. Would like more consideration of the detailing that disappeared from the plan. 12. ADJOURNMENT The meeting was adjourned at 8:57 p.m. Page 6City of Burlingame Printed on 11/8/2018 October 22, 2018Planning Commission Meeting Minutes Note: An action by the Planning Commission is appealable to the City Council within 10 days of the Planning Commission's action on October 22, 2018. If the Planning Commission's action has not been appealed or called up for review by the Council by 5:00 p.m. on November 1, 2018, the action becomes final. In order to be effective, appeals must be in writing to the City Clerk and must be accompanied by an appeal fee of $551, which includes noticing costs. Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for public inspection during normal business hours at the Community Development/Planning counter, City Hall, 501 Primrose Road, Burlingame, California. Page 7City of Burlingame Printed on 11/8/2018 City of Burlingame Conditional Use Permit Address: 100 Highland Avenue Meeting Date: November 13, 2018 Request: Application for Conditional Use Permit to operate an automobile rental business. Applicant: Kent Putnam APN: 029-232-170 Architect: Alan Cross, Proto Inc. Lot Area: 42,145 SF Property Owner: 101 California Drive LLC Zoning: CAR (California Drive Auto Row) General Plan: Downtown Specific Plan: California Drive Mixed Use District History: Hertz operated an automobile rental business in the Putnam Subaru service facility building at 85 California Drive for approximately 10 years. Upon receiving approval for construction of a new service facility for Putnam Subaru last year, Hertz needed to vacate the building in preparation for construction. Hertz relocated to a portion of an existing building on the Nissan of Burlingame site along Highland Avenue, without approval of a Conditional Use Permit. In July 2017, a complaint was received by the Code Enforcement Division regarding rental vehicles being parked on-site and on the street. At that time, Hertz was notified to remove all vehicles from the site and the public street. Hertz vacated the site in February 2018. Project Description: The subject property is currently occupied by an automobile sales and service business (Nissan of Burlingame). The site consists of automobile parking and several buildings which are used for showroom, automobile service and automobile storage. The applicant, Kent Putnam on behalf of Hertz, is requesting a Conditional Use Permit to allow operation of an automobile rental business at 100 Highland Avenue, zoned CAR. An automobile rental business may be allowed at this location upon approval of a Conditional Use Permit under Code Section 25.38.030 (g), which meet the following minimum standards. Planning staff confirmed that the proposed business complies with these standards. 1) Parking is provided on-site for storage of at least ten (10) percent of the average number of vehicles rented monthly from the site; the average number shall be calculated over a calendar year; however, in no event, shall storage for more than fifty (50) rental vehicles be provided on-site.  The applicant notes that an average of 100 vehicles will be rented monthly from this location. Therefore, on-site storage for at least 10 vehicles is required. A total of 11 spaces, located along the north end of the site, have been designated for automobile rental storage. 2) Parking is provided on-site for all employees and customers.  The minimum required off-street parking is provided for all existing and proposed uses on the site (see off-street parking discussion on page 2 of the staff report). The applicant is proposing to occupy a portion of an existing building on the site previously used for automobile storage and servicing, located along Highland Avenue. The space measures 854 SF in area and contains a customer service area and related office. Interior and exterior improvements were completed without required building permits when Hertz moved to the site in 2017. The exterior improvements, including replacing two rolling overhead doors with a wall (vertical siding) and a pedestrian entry, are not subject to Commercial Design Review because these alterations do not exceed 50% of the building façade. The applicant has submitted for a building permit to legalize these improvements, but is pending based on approval of this Conditional Use Permit request. Item No. 6a Study Item Conditional Use Permit 100 Highland Avenue 2 The facility will be open Monday through Friday from 7 a.m. to 6 p.m. (employees will arrive at 6:30 am and leave at 6:30 p.m.) The applicant anticipates a maximum of four full-time employees before 5 p.m. and two full-time employees after 5 p.m., with up to 10 customers per day (no part-time employees are anticipated at this location). The maximum number of people expected on the site is six, including employees and customers. The applicant notes that vehicles will be rented to customers having their vehicles serviced at one of several Putnam service facilities in the area. Once a customer drops off their vehicle for servicing, the customer would walk to the Hertz rental facility to pick up a rental vehicle while their personal vehicle is being service. In addition, Hertz will also offer rentals to the general public. The proposed application complies with off-street parking requirements. Based on the uses on the subject property including showroom (5,150 SF), service (11,467 SF), storage (4,134 SF) and Hertz office (854 SF), a total of 30 off-street parking spaces are required on site. In addition, 10 spaces are required based on the average number of vehicles rented monthly. Therefore, a total of 40 parking spaces are required on site. The Parking Plan shows a total of 43 parking spaces (includes spaces in service buildings). A total of 11 spaces, located along the north end of the site, have been designated for automobile rental storage. The applicant notes that an additional 20 spaces for automobile rental storage will be located nearby on an existing Putnam vehicle storage lot in San Mateo, located at 300 Peninsula Avenue (see attached aerial). This lot is located east of the railroad tracks on the south side of Peninsula Avenue). Customers will not be picking up any vehicles at this location; vehicles will be driven to 100 Highland Avenue by a Hertz employee. Staff Comments: None. Findings 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. Ruben Hurin Planning Manager c. Kent Putnam, applicant Alan Cross, Proto Inc., architect Attachments: Application to the Planning Commission Applicant’s Explanation Letter, dated February 14, 2018 Conditional Use Permit Application Commercial Application Map of Overflow Lot, date stamped July 23, 2018 Staff Comments Notice of Public Hearing – Mailed November 2, 2018 Area Map 8/28/2019 18-857 - 100 Highland Ave - Attachments chrome-extension://mhjfbmdgcfjbbpaeojofohoefgiehjai/index.html 1/6 18-857 - 100 Highland Ave - Attachments /71 8/28/2019 18-857 - 100 Highland Ave - Attachments chrome-extension://mhjfbmdgcfjbbpaeojofohoefgiehjai/index.html 2/6 18-857 - 100 Highland Ave - Attachments /71 8/28/2019 18-857 - 100 Highland Ave - Attachments chrome-extension://mhjfbmdgcfjbbpaeojofohoefgiehjai/index.html 3/6 18-857 - 100 Highland Ave - Attachments /71 8/28/2019 18-857 - 100 Highland Ave - Attachments chrome-extension://mhjfbmdgcfjbbpaeojofohoefgiehjai/index.html 4/6 18-857 - 100 Highland Ave - Attachments /71 8/28/2019 18-857 - 100 Highland Ave - Attachments chrome-extension://mhjfbmdgcfjbbpaeojofohoefgiehjai/index.html 5/6 18-857 - 100 Highland Ave - Attachments /71 8/28/2019 18-857 - 100 Highland Ave - Attachments chrome-extension://mhjfbmdgcfjbbpaeojofohoefgiehjai/index.html 6/6 18-857 - 100 Highland Ave - Attachments /71 8/28/2019 18-857 - 100 Highland Ave - Plans - 11.13.18 chrome-extension://mhjfbmdgcfjbbpaeojofohoefgiehjai/index.html 1/3 18-857 - 100 Highland Ave - Plans - 11.13.18 /41 8/28/2019 18-857 - 100 Highland Ave - Plans - 11.13.18 chrome-extension://mhjfbmdgcfjbbpaeojofohoefgiehjai/index.html 2/3 18-857 - 100 Highland Ave - Plans - 11.13.18 /41 8/28/2019 18-857 - 100 Highland Ave - Plans - 11.13.18 chrome-extension://mhjfbmdgcfjbbpaeojofohoefgiehjai/index.html 3/3 18-857 - 100 Highland Ave - Plans - 11.13.18 /41 PROJECT LOCATION 2656 Summit Drive Item No. 8a Regular Action Items Item No. 8a Regular Action Item City of Burlingame Design Review Address: 2656 Summit Drive Meeting Date: November 13, 2018 Request: Application for Design Review (major renovation) and Hillside Area Construction Permit for additions to the lower floor and main floor of an existing single family dwelling and to rebuild the existing main floor. Applicant and Architect: Gary Diebel, AIA APN: 027-271-290 Property Owners: Burak and Ofelia Guner Lot Area: 39,509 SF General Plan: Low Density Residential Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(2), which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 10,000 SF in areas where all public services and facilities are available and the area in which the project is located is not environmentally sensitive. Project History: The proposed project was initially processed as a Hillside Area Construction Permit in May 2017. It included first floor addition and expansion of an existing upper deck by 90 SF , which met the criteria for exemption from Design Review. The application also included demolishing all interior walls for an interior remodel; most of the exterior walls were to remain. The proposed project was reviewed by property owners within 100 feet of the subject property and was approved for a Hillside Area Construction Permit on June 19, 2017. A building permit was issued in April 2018 and construction began recently. Due to termite damage, all of the exterior and interior walls of the entire main floor were demolished. Because more than 50% of the existing exterior walls have been removed, the project is considered substantial construction (major renovation) and triggers Design Review. With this application, the applicant is proposing to build the same project tha t was approved for the Hillside Area Construction Permit. Because scope of work is different than what was initially reviewed by property owners within 100 feet, a new application and review process for Hillside Area Construction Permit is also required. Project Description: The subject property is a flag lot in the Burlingame Hills neighborhood that slopes down from the front of the property to the rear. The existing house is comprised of two floors – the main floor and lower level. At the front and left side elevations, the main floor is a single story. At the rear and right side elevations, the house becomes two floors (main floor and lower level). Overall, including the attached garage, the existing house contains 5,197 SF (0.13 FAR) of floor area and has six bedrooms. The applicant is proposing to enclose the area below an existing upper deck to increase the lower level living space (316 SF addition) at the rear portion of the house and to expand the existing upper deck b y 90 SF. With the proposed project, the floor area becomes 4,983 SF (0.13 FAR) where 13,743 SF (0.35 FAR) is the maximum allowed. The proposed project is 8,760 SF below the maximum allowed FAR. The number of potential bedrooms is increasing from six to seven. Three parking spaces, two of which must be covered, are required on site. The existing garage has a nonconforming clear interior width of 16’-9” where 18’-0” is required (for existing conditions) to qualify as two covered spaces. The existing clear interior depth is 22’-2” which is code compliant. The proposed changes to the lower level expands the clear interior width to 18’-11” but because changes to the garage are proposed – it requires the project to provide code compliant clear interior dimensions (20’ x 20’). However, since there is no increase in the existing parking demand, a Variance is not required for this nonconforming condition. All other Zoning Code requirements have been met. Design Review and Hillside Area Construction Permit 2656 Summit Drive 2 The only change from the proposed project initially reviewed as a Hillside Area Construction Permit application in May 2017 from the proposed project that the Planning Commission is currently reviewing, is the removal of the existing exterior walls of the main floor. The applicant is requesting the following application:  Design Review for substantial construction (major renovation) (CS 25.57.010 (a)(3)); and  Hillside Area Construction Permit (CS 25.61.020). 2656 Summit Drive Lot Area: 39,509 SF Plans date stamped: October 29, 2018 EXISTING PROPOSED ALLOWED/REQUIRED Lot Coverage: 3,823 SF 9.7% 3,895 SF 9.9% 15,803 SF 40% FAR: 5,197 SF 0.13 FAR 4,983 SF 0.13 FAR 13,743 SF 1 0.35 FAR # of bedrooms: 6 7 --- Off-Street Parking: 1 covered (16’-9”* x 22’-2” clear interior) 1 uncovered (9’ x 20’) 1 covered (18’-11”* x 22’-2” clear interior) 1 uncovered(9’ x 20’) 2 covered (20' x 20' clear interior) 1 uncovered (9' x 20') Building Height: 24’-5” above grade 24’-3” above grade 30'-0" above average top of curb DH Envelope: n/a unknown CS 25.26.075 1 (0.32 x 15,803 SF) + 1,100 SF = 13,743 SF (0.35) FAR * nonconforming Staff Comments: Staff was unable to gather sufficient information from the project applicant to formally determine building height (above average top of curb) and declining height envelope information in time for the scheduled Planning Commission hearing. However, there is no change from what is existing. This project was brought straight to action due to the unique circumstance of the project’s history. But should the Planning Commission need further review, the project may be continued. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent propertie s; and 5. Landscaping and its proportion to mass and bulk of structural components. Suggested Findings for Design Review: That the architectural style, mass and bulk of the project (featuring a combination of hip roofs, proportional plate heights, wood and stucco siding) is compatible with the existing house and character of the neighborhood and that the windows and architectural elements of the proposed Design Review and Hillside Area Construction Permit 2656 Summit Drive 3 structure are placed so that the structure respects the interface with the structures on adjacent pro perties, therefore the project may be found to be compatible with the requirements of the City’s five design review criteria. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission’s decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated c learly for the record. 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 Division date stamped October 29, 2018, sheets A0.1 through A3.6, L1.1 and L1.2; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 3. that any changes to the size or envelope of the first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumps ters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition or 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; 6. that prior to issuance of a building permit for construction of the project, the project con struction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, whe re 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. 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 struc ture, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016 Edition, as amended by the City of Burlingame. THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or r esidential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; Design Review and Hillside Area Construction Permit 2656 Summit Drive 4 11. 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; arch itectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 12. that prior to scheduling the roof deck inspection, a licensed surveyor shall sh oot the height of the roof ridge and provide certification of that height to the Building Division; and 13. that 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. ‘Amelia Kolokihakaufisi Associate Planner c. Gary Diebel, AIA, applicant and architect Burak and Ofelia Guner, property owners Attachments: Application to the Planning Commission Letter to the Planning Commission from the Law Offices of Mark Hudak, dated October 26, 2018 Photographs of termite damage Planning Commission Resolution (proposed) Notice of Public Hearing – Mailed November 2, 2018 Area Map guner residence 2656 summit drive burlingame, california diebel and company architects EXISTING SOUTH ELEVATION 1/4" = 1'-0" 1 A3.1 2 1 12 3 (Verify) PROPOSED SOUTH ELEVATION 1/4" = 1'-0" 2 A3.1 2 3 5 4 6 8 9 12 11 12 3 (Verify) 10 7 5 A8.3 private residence guner residence 2656 summit drive burlingame, ca 94010 apn: 027.271.290 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2017 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2018 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence 10/26/18Guner Residence R21 CD v2017.vwxA3.1 Exterior Elevation Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. (E) Stucco wall, typ. (E) Tile roof (N) Aluminum window, typ. (N) Courtyard wall. See Detail 5/A8.3 (N) Exterior siding, typ. See Elevation General Notes, Sheet A3.2 (N) Gutters, typ. Altered planter Exterior stucco, typ. See Elevation General Notes, Sheet A3.2 Overhang soffits to be clear IPE. Refer to A6.1 Reflected Ceiling Plan. Provide rainscreen weep, typ., at the bottom of all IPE siding locations. Stucco weep screed, typ. See Elevation General Notes, Sheet A3.2 Under-floor vent, typ. See Elevation General Notes, Sheet A3.2 and Proposed Lower Floor Plan, Sheet A2.6 private residence guner residence 2656 summit drive burlingame, ca 94010 apn: 027.271.290 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2017 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2018 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence 10/26/18Guner Residence R21 CD v2017.vwxA3.2 Exterior Elevation Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. (E) Stucco wall, typ. (E) Tile roof (E) Wood deck (E) wood posts (E) Wrought iron corner column (E) Wrought iron guard (N) Aluminum door, typ. (N) Aluminum window, typ. (N) Exterior sidiing, typ. See Elevation General Notes, Sheet A3.2 (N) Guard, clear IPE, shall be a minimum of 43” high and shall not have openings which allow passage of a 4" sphere. (N) Gutters, typ. (N) Metal roofing, typ. (N) Wood deck Exterior stucco, typ. See Elevation General Notes, Sheet A3.2 IPE paneled O.H. door. See Door Schedule Overhang soffits to be clear IPE. Refer to A6.1 Reflected Ceiling Plan. SC IPE door. See Door Schedule. EXISTING EAST ELEVATION 1/4" = 1'-0" 1 A3.2 5 6 3 4 2 1 12 3 (Verify) PROPOSED EAST ELEVATION 1/4" = 1'-0" 2 A3.2 12 11 9 7 10 14 13 8 1715 12 3 (Verify) 16 General Elevation Notes 1.Exterior siding to be 6” exposure, smooth surfaced clear IPE, on 3/8” rainscreen, on housewrap over sheathing. 2.Exterior stucco to be three-coat, 7/8" smooth finish stucco (acrylic elastomeric paint) over metal lath, 3/8” rainscreen, two layers of "D" stucco paper, and sheathing. 3.Provide protection against decay and termites by the use of naturally durable or preservative-treated wood including wood siding that is less than 6” to exposed earth per and all framing, including wood sheathing, that is less than 8” from exposed earth. 4.Provide 3/8” rainscreen, Tyvek HomeWrap under siding or approved equal, typ. 5.Rooms that could be used for sleeping purposes must have at least one window or door that complies with the egress requirements. On the elevation drawings specify the location and the net clear opening height and width of all required egress windows. 2016 California Residential Code 2016 CRC § R310 or CBC 1030. 6.Stucco weep screed, typ. A minimum 0.019" No. 26 galvanized sheet gage, corrosion-resistant weep screed with a minimum vertical attachment flange of 3-1/2" shall be provided at or below the foundation plate line on exterior stud walls in accordance with ASTM C 926. The weep screed shall be placed a minimum of 4" above the earth or 2" above paved areas and be of a type that will allow trapped water to drain to the exterior of the building. The water-resistive barrier shall lap the attachment flange. The exterior lath shall cover and terminate on the attachment flange of the weep screed. 7.Under-floor vent, typ. Openings shall be placed so as to provide cross ventilation of the under-floor space. The net free ventilating area shall not be less than 1/150 of the crawl-space area. One ventilation opening shall be within 3' of each corner. See Proposed Lower Floor Plan Under-Floor Ventilation Calculations (CRC R408): Crawl space area:1895 sf Req. vent area:12.63 sf (1895/150) Req. vents:12.63/0.66 = 19.14 (8"x16" vents, 0.66 sf net-free air) Provide minimum (20) crawl space vents A ventilation opening shall be provided within 3' of each corner of the house. 2 2 2 2 2.8.18 Siding change Insulation Wood framing Window/door frame. Interior finishes per schedule, typ. IPE siding on 3/8” rainscreen Water-resistive barrier to be Hardie Wrap, or approved equal. Exterior sheathing per Structural Flash window/door per Manufacturer requirements. All windows and doors to be Fleetwood Aluminum Windows and Doors WINDOW SILL DETAIL (JAMB SIM.) 3" = 1'-0" 1 A8.2 Window/door header - refer to Structural Insulation Wood framing Flash window/door per Manufacturer requirements. Window/door frame Exterior sheathing per Structural Water-resistive barrier to be Hardie Wrap, or approved equal. IPE siding on 3/8” rainscreen WINDOW/DOOR HEAD DETAIL 3" = 1'-0" 2 A8.2 private residence guner residence 2656 summit drive burlingame, ca 94010 apn: 027.271.290 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2017 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2018 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence 10/26/18Guner Residence R21 CD v2017.vwxA3.3 Exterior Elevation Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. (E) Grade (E) Retaining wall (E) Wood deck (E) wood posts (E) Wrought iron corner column (E) Wrought iron guard (N) Aluminum door, typ. (N) Aluminum window, typ. (N) Exterior siding, typ. See Elevation General Notes, Sheet A3.2 (N) Gutters, typ. (N) Metal roofing, typ. (N) Skylight, typ. See Proposed Roof Plan, Sheet A2.9 (N) Steel guard, 43” min height above roof deck. Stainless steel tension cable rail openings less than 4", typ. (N) Wood deck (N) Wood steps. (5) risers @ 6” = 2’-6”, (4) treads @ 12” = 2’-0”. Aluminum brake metal between windows on interior and exterior, typ. Crawl space vents behind deck, typ. See Proposed Lower Floor Plan, Sheet A2.6 Exterior stucco, typ. See Elevation General Notes, Sheet A3.2 Overhang soffits to be clear redwood S4S. Refer to A6.1 Reflected Ceiling Plan. EXISTING NORTH ELEVATION 1/4" = 1'-0" 1 A3.3 12 3 (Verify) 5 6 3 4 2 1 PROPOSED NORTH ELEVATION 1/4" = 1'-0" 2 A3.3 12 3 (Verify) 11 7 12 10 13 7 14 18 9 17 8 16 15 19 17 2 2.8.18 Siding change 22 2 2 private residence guner residence 2656 summit drive burlingame, ca 94010 apn: 027.271.290 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2017 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2018 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence 10/26/18Guner Residence R21 CD v2017.vwxA3.4 Exterior Elevation Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. (E) Grade (E) Main panel meter (E) Stucco wall, typ. (E) Tile roof (E) Wrought iron guard (N) Aluminum door, typ. (N) Aluminum window, typ. (N) Exterior siding, typ. See Elevation General Notes, Sheet A3.2 (N) Gutters, typ. (N) Metal roofing, typ. (N) Skylight, typ. See Proposed Roof Plan, Sheet A2.9 (N) Steel guard, 43” min height above roof deck. Stainless steel tension cable rail openings less than 4", typ. (N) Wood deck (N) Wood steps. (5) risers @ 6” = 2’-6”, (4) treads @ 12” = 2’-0”. Crawl space vents behind deck, typ. See Proposed Lower Floor Plan, Sheet A2.6 Direct vent in wall Exterior stucco, typ. See Elevation General Notes, Sheet A3.2 Overhang soffits to be clear IPE. Refer to A6.1 Reflected Ceiling Plan. PROPOSED WEST ELEVATION 1/4" = 1'-0" 2 A3.4 12 3 (Verify) 10 6 7 8 9 11 12 13 14 15 17 1816 EXISTING WEST ELEVATION 1/4" = 1'-0" 1 A3.4 12 3 (Verify) 1 4 3 5 1 2 2 2.8.18 Siding change 2 2 2 A1.1 private residence guner residence 2656 summit drive burlingame, ca 94010 apn: 027.271.290 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2017 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2018 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence 10/26/18Guner Residence R21 CD v2017.vwxPROJECT DATA Floor Area Calculations A 3081 sf (E) Man Floor Conditioned B 138 sf (E) Main Floor Covered Deck C 434 sf (E) Main Floor Uncovered Deck D 90 sf (N) Main Floor Uncovered Deck E 471 sf (E) Lower Level Garage F 832 sf (E) Lower Level G 322 sf Lower Level Addition H 340 sf (E) 6' Crawl Space Total ZONING R1 Single Family Residence OCCUPANCY GROUP R3 Dwelling U Garage TYPE OF CONSTRUCTION VB Fire Sprinklers under a separate permit SETBACKS FRONT REAR SIDES Upper Floor 20'0"20'0"* Lower Floor 15'0"15'0"7'0" LOT SIZE 39,509 sf LOT COVERAGE EXISTING PROPOSED ALLOWABLE House 3184 sf 3500 sf - Two-Story Deck 434 sf 209 sf - Overhangs 957 sf 957 sf - Total 4575 sf 4666 sf 15804 sf 24%24%40% (Total Additional Site Coverage)91 sf FLOOR AREA RATIO EXISTING PROPOSED ALLOWABLE Upper Floor 3184 sf 3322 sf - Two-Story Covered Deck 138 sf 0 sf - Lower Floor 1303 sf 1625 sf - Lower Floor Covered Patio 322 sf 0 sf - 6' Crawl Space 340 sf 340 sf - Total 5287 sf 5287 sf 8000 sf 13%13%- HEIGHT RESTRICTION 30'0" PARKING SPACES EXISTING PROPOSED REQUIRED 3 3 3 * Declining Height Envelope A C D ED SDSDSD ETCWV HY DPARCEL 23-B 4 PM 7 39,530 SQ.FT. 0.91 ACRESETC16"OAK 10"TREE 8"MAGNOLIA 9"TREE 5"5"6"8" OAK 6"O AK 7"OAK 7"OAK 3"5"5"OAK 5" OAK WITH RISER 19"20"2 4"OAK 30"OAK 4"6"TREE 16"OAK 14"OAK 16"P V C12"RCP16"PVC 300 302 304 306 308 310 310 312 314 320 320 320 320 322 322 322 322 324 32 4 326 3 2 632632 6 328 328 3 2 8 330 330 330 3 3 0 33 0 332 332334 334336338338 340340340 340 342348350354356358360360 362364366368370372374376SDCO 378380FDC 382 382382384 384 384386 386 SDCO CONCRE T E BORDE R LAWN STEP S STEP TWO-STORY STUCCO HOUSE AC BERM A C BERM EDGE OF PAVEMENT PAVERS CB TC=383.89 RIM=383.14 INV=381.29 CB TC=387.45 RIM=386.70 INV=384.65 CONCRETE CURB & GUTTER CONCRETE CURB & GUTTER BRICK BORDE R WV CB TC=385.57 RIM=384.82 INV=379.57 6' WOOD FENCE AC BERM AC BERM BRICKBRICK PAVERS SSCO SSCO SSCO GM SSCO SSCO SSCO SSCO X WM WM WM STEPS EDGE OF PAVEMENT EDG E OF PAVE M E N T SS8 "VC P SS 8"VCP TRENCHDRAINPLAN T E R SD SD 4"P VCSS 8 "VC P SSMH RIM=316.76 INV=308.06 PAVERS SUMMIT DRIVE (50 ')ROLLED CURB & GUTTER SSMH RIM=3 86.19 INV=37 9.59 SS SS SS 8"PV C EDGE OF PAVEME N T WOOD WALL WOOD WALL STEP SSMH RIM= 358.2 2 8"PVC SS4"VCPTILE STEPS CIND E R BLOC K WALL PLAN T E R TREN C H DRAI N BRICK BORDERCONCRETE WALL WV ICV CON C R E T E WALL CONCRETE STEPPING STONES 32 4 324 RIVER ROCK POST 6"P VC CB RIM=315.58 INV=314.28 CB RIM=317.13 INV=316.58 CONCRETE SSMH RIM=3 38.49 INV=3 31.25 SS SS S S 8" V C P CONCRETECONCRETECON C R E T E 350346344 344342 336 N01°40'0 0 " W 195.42' N01°40'0 0 " W 193.68' N21°57'10"W 137.28' N21°57'10"W 127.27' N12°20'30"W 185.15' N 2 3 ° 4 0 ' 0 0 " E 12 6 .5 3 'N89°49'23"W124.00'N02°48 ' 3 0 " E 154.92'N4 2 ° 0 1 ' 2 0 "E 1 7 3 . 9 6 ' R=75.00' L=15.06' D=11°30'05" LOT 20 36 MAPS 24 EASEMENT FOR INGRESS & EGRESS (88070628) EASEMENT FOR INGRESS & EGRESS (88070628)10.00'\PSEWER EASEMENT\P(2163 O10.00'\PSEWER EASEMENT\P(2163 O10.00'\PSEWER EASEMENT\P(2163 O 30.00'\PSEWER & DRAINAGE\PEASEM 20.00'\PSEWER EASEMENT\P(36 MAP6.00'\PSEWER EASEMENT\P(36 MAPS LOT 19 36 MAPS 24 30.00'\PEASEMENT FOR \PINGRESS 10.00'\PEASEMENT FOR \PINGRESS-15.00'\PEASEMENT FOR \PINGRESS- 31 8 318 316 316316LOT 1 82 PM 77 LOT 18 36 MAPS 24 LOT 17 36 MAPS 24 LOT 16 36 MAPS 24 LOT 15 36 MAPS 24 LOT 14 36 MAPS 24 10 .00'\PP U B L I C UTILIT Y \ P E A S E M E N PARCEL 23-A 4 PM 7 PARCEL 23-A 4 PM 7 AN EASEMENT FOR INGRESS-EGRESS EXISTS OVER THIS DRIVEWAY PER PARCEL THREE (TITLE REPORT) & DOC. (88070628), HOWEVER THE LEGAL DESCRIPTION FOR THIS EASEMENT IS INCOMPLETE AND THEREFORE CANNOT BE ACCURATELY PLOTTED CONCRETE RETAINING WALL WOOD RETAINI N G WALL EXISTING SITE PLAN 1" = 30 ft 1 A1.1 15'-0"Req'd Rear Setback 7'-0"Req'd Side Setback7'-0"Req'd Side setback(REFER TO LAND SURVEY FOR EXISTING CONDITION DETAILS) A GH E ZONING R1 Single Family Residence OCCUPANCY GROUP R3 Dwelling U Garage TYPE OF CONSTRUCTION VB Fire Sprinklers under a separate permit SETBACKS FRONT REAR SIDES Upper Floor 20'0"20'0"* Lower Floor 15'0"15'0"7'0" LOT SIZE 39,509 sf LOT COVERAGE EXISTING PROPOSED ALLOWABLE House 3184 sf 3500 sf - Two-Story Deck 434 sf 209 sf - Overhangs 957 sf 957 sf - Total 4575 sf 4666 sf 15804 sf 24%24%40% (Total Additional Site Coverage)91 sf FLOOR AREA RATIO EXISTING PROPOSED ALLOWABLE Upper Floor 3184 sf 3322 sf - Two-Story Covered Deck 138 sf 0 sf - Lower Floor 1303 sf 1625 sf - Lower Floor Covered Patio 322 sf 0 sf - 6' Crawl Space 340 sf 340 sf - Total 5287 sf 5287 sf 8000 sf 13%13%- HEIGHT RESTRICTION 30'0" PARKING SPACES EXISTING PROPOSED REQUIRED 3 3 3 * Declining Height Envelope PROJECT DATA F B C C D ETCETCETC16"oak 10"tree 8"magnolia 9"tree 5"5"6"8"oak 6"oak 7"oak 7"oak 3"5"5"oak 5" Oak With Riser 19"20"24" oak 30"oak 4"6"tree 16"oak 14"oak 300 302 304 306 308 310 310 312 314 320 320 320 320 322 322 322 322 324 32 4 326 3 2 632632 6 328 328 3 2 8 330 330 330 3 3 0 33 0 332 332334 334336338338 340340 340 Sdco Fdc Sdco A c B e r m Ssco Ssco Ssco Ssco Ssco Edge Of Pavement Edge Of Pave m e nt SS8 " v c p SS 8"vcp TrenchDrainSD SD 4"pvcSS 8 " v c p Ssmh Rim=316.76 Inv=308.06 Icv 32 4 324 Post 6"pvc Cb Rim=315.58 Inv=314.28 Cb Rim=317.13 Inv=316.58 Ssmh Rim=338. 49 Inv=331. 25 SS SS SS SS SS S S 8" v c p Concrete 344 342 336N12°20'30"w 185.15' N 2 3 ° 4 0 ' 0 0 " e 12 6 .5 3 ' N02°4 8 ' 3 0 " e 154.92'N4 2 ° 0 1 ' 2 0 " e 1 7 3 . 9 6 '10.00'\PSEWER EASEMENT\P(2163 O10.00'\PSEWER EASEMENT\P(2163 O 6.00'\PSEWER EASEMENT\P(36 MAPS 31 8 318 316 316316 Lot 17 36 Maps 24 Lot 16 36 Maps 24 Lot 15 36 Maps 24 10 .00'\PU B L I C UTILIT Y \ P E A S E M E N Parcel 23-a 4 Pm 7 An Easement For Ingress-egress Exists Over This Driveway Per Parcel Three (title Report) & Doc. (88070628), However The Legal Description For This Easement Is Incomplete And Therefore Cannot Be Accurately Plotted CONCRETE RETAINING WALL WOOD RETAI NI N G WALL PROPOSED SITE PLAN 1" = 10 ft 1 A1.2 A1.2 private residence guner residence 2656 summit drive burlingame, ca 94010 apn: 027.271.290 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2017 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2018 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence 10/26/18Guner Residence R21 CD v2017.vwxPROJECT DATASITE PLAN NOTES (Notes from Land Topographical Survey, Lea & Braze Engineering, Inc, 1.17.17) 1.All distances are in feet and decimals of a foot. 2.Underground utility location is based on surface evidence. 3.Building footprints are shown at ground level. 4.Finish floor elevations are taken at door threshold (exterior). Easement Note Easements are shown per Title Report prepared by Fidelity National title Company, Title No. FSMO-0111501514-80, dated August 26, 2015. 8" magnolia One- St or y Additi o n Existi n g Hous e Court y ar d Deck (E) Paving 11'-0" 10'-3" 10'-0" Utility Easement 7'-0" Side Setback 7 2 8 9 10 5 16 19 6 13 11 15 18SSSS17 4 1 12 14 3 10 9" tree General Site Plan Notes 1.A Grading Permit, if required, will be obtained from the Department of Public Works. 2.Address identification/numbers: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet letters. Said numbers shall be either internally or externally illuminated in all new construction. The sign is controlled by a dusk to dawn photo cell. Size of number shall be as follows: 1. Minimum of one-half-inch (1/2") stroke by four inches (4") high 2. When the structure is thirty-six (36) to fifty (50) feet from the street or fire apparatus access, a minimum of one-half inch (1/2") stroke by six inches (6") high is required. 3. When the structure is more than fifty (50) feet from the street or fire apparatus access, a minimum of one inch (1") strike by nine inches (9") high is required. BMC 501.2 3.All site construction work shall conform to the City of Burlingame requirements and/or standard details and specifications, and shall be subjected to city inspection and approval. 4.Apply waterproofing to foundation wall, typ. 5.Approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabetical letters. Numbers shall be a minimum of 4" high with a minimum stroke width of 1/2". The address numbers shall be illuminated with dawn to dusk photo sensor. 6.Landing at exterior doors shall be a minimum of 3' deep at outside of exterior doors. Exterior landings shall be permitted to have a slope not to exceed 1/4" per foot (2%). Landing shall not be more than 7 3/4” below the top of the threshold provided that the door does not swing over the landing. 7.Provide a backflow prevention device. USC approved double check valve assembly. Location of the device after the split between domestic and fire protection lines. 8.Provide floor drain in concrete slab landing connected to drainage system. Slope concrete to drain. 9.Provide gutters and downspouts to match to existing. Roof drainage through downspouts shall be directed into (E) drainage system that leads to back yard stream. 10.Provide hose bibs with a quarter turn valve or gate valve. 11.Slope paving a minimum of 2% slope away from structures. 12.The ground immediately adjacent to the foundation shall be sloped away from the building at a slope of not less than 5% slope for a minimum distance of 10’ measured perpendicular to the face of the wall. If physical obstructions or lot lines prohibit 10’ of horizontal distance, a 5% slope shall be provided to an approved alternative method of diverting water away from the foundation. Swales used for this purpose shall be sloped a minimum of 2% where located within 10’ of the building foundation. Impervious surfaces within 10’ of the building foundation shall be sloped a minimum of 2% away from the building. 13.Verify location of underground utilities. Proposed Site Plan Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. (E) 4” HDPE sewer lateral with clean outs. Verify location. (E) Driveway approach to remain. (E) Fire department connection to remain. See SU1. (E) Gas service meter. Remove and relocate gas service. (E) Retaining wall, typ. (E) Sanitary sewer lateral, approximate location (E) Stair (N) Electrical service drop wire. Provide roof mast. (N) Electrical service meter main. (N) French drain, typ. Connect all downspouts to 4” diameter PVC pipe in French drain. (N) 4" dia. perforated PVC drain line, typ. Provide cleanouts. Slope pipe to drain at 2% to backyard stream. See Detail 4/A8.3 (N) Stair with (2) risers @ 6”= 1’-0” and (1) treads @ 12”= 1’-0”. Verify site grade conditions. (N) Stair with (3) risers @ 6”= 1’-6” and (2) treads @ 12”= 2’-0”. Verify site grade conditions. (N) Stair with (5) risers @ 6”= 2’-6” and (4) treads @ 12”= 4’-0”. Verify site grade conditions. Main water shut-off valve in Garage. 1 1/4” diameter. Refer to General Notes #7 for backflow prevention device between domestic and fire prevention lines. Property line, typ. Provide guard rail on (E) retaining wall Relocated gas service with protective bollards. Coordinate with PG&E on (N) meter. Required setback line, typ. Slope drain 2% to drainage stream or connect to (E). Public Works Notice 1. Any work in the City right-of-way, such as street, sidewalk, public easements, and utility easements, is required to obtain an Encroachment Permit prior to starting work. 2. Based on the scope of work, this is a Type I that requires a Stormwater Construction Pollution Prevention Permit. 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). 3. Replace damaged and displaced curb, gutter and/or sidewalk fronting site. 4. Construction hours in the City Public right-of-way are limited to weekdays on non-City Holidays between 8:00am and 5:00pm. This includes construction hauling. 5. No storm waters, underground waters draining from any lot, building, or paved areas shall be allowed to drain to adjacent properties nor shall these waters be connected to the City’s sanitary sewer system. These waters shall all drain to either artificial or natural storm drainage facilities by gravity or pumping regardless of the slope of the property. No rain water from roofs or other rain water drainage shall discharge upon a public sidewalk (except in a single family area) per Municipal code section 18.08.090. 6. All water line 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” and over will be installed by the builder. All underground fire service connections shall be submitted as separate Underground Free Service permit for review and approval. 7. No structure shall be built into the City’s right-of way. The property line on Summit Drive is approximately 11’ measured from the face or curb. 8. The project shall comply with the City’s NPDES permit requirements to prevent storm water pollution. 9. All debris/garbage container locations shall be on the property. In a situation where that is not possible, an encroachment permit is required from Public Works department for placing debris/garbage containers in the public right-of-way. No wet garbage fluid shall enter public right-of-way or the storm drain system. 10. It is the responsibility of the owner an/or contractor to notify Underground Service Alert (USA) at least 48 hours before the start of any excavation work. 338340342348350354356358360360 362364366368370372374376378Ac Berm A c B e r m Edge Of Pavement Pavers 6' Wood Fence Ac Berm Ac Berm Ssco Ssco XX X X SS SS SS SS SS SS SS SS 8"pvc Edge Of Pavemen t Wood Wall Wood Wall Ssmh Rim=358 .22 8"pvc SS4"vcpSS SS SS SS SS S S 350346344336N01°40'0 0 " w 195.42' N01°40'0 0 " w 193.68' N21°57'10"w 137 .28' N21°57'10"w 127 .27' Lot 20 36 Maps 24 Easement For Ingress & Egress (88070628) Easement For Ingress & Egress (88070628) 30.00'\PSEWER & DRAINAGE\PEASEM 20.00'\PSEWER EASEMENT\P(36 MAPLot 19 36 Maps 24 30.00'\PEASEMENT FOR \PINGRESS 10.00'\PEASEMENT FOR \PINGRESS-15.00'\PEASEMENT FOR \PINGRESS- Lot 18 36 Maps 24 Parcel 23-a 4 Pm 7 PROPOSED SITE PLAN CONTINUATION 1" = 10 ft 1 A1.3 A1.3 private residence guner residence 2656 summit drive burlingame, ca 94010 apn: 027.271.290 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2017 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2018 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence 10/26/18Guner Residence R21 CD v2017.vwxSD SDSDSDSD Wv HY D16"p v c12"rcp16"pvc378380 382 382382384 384 384386 386 Edge Of Pavement Pavers Cb Tc=383.89 Rim=383.14 Inv=381.29 Cb Tc=387.45 Rim=386.70 Inv=384.65 Concrete Curb & Gutter Concrete Curb & Gutter Brick Border Wv Cb Tc=385.57 Rim=384.82 Inv=379.57Wm Wm Wm Summit D r ive (50 ')Rol led Curb & GutterSsmh Rim=386.1 9 Inv=379.5 9 SS SS SS SS SS SS SS SS 8"pvc Edge Of Pavemen t Wv R=75.00' L=15.06' D=11°30'05" 10.00'\PSEWER EASEMENT\P(2163 O 15.00'\PEASEMENT FOR \PINGRESS- A2.8 Existing Roof Plan Keynotes 1. 2. 3. 4. 5. (E) Clay tile roof, typ. (E) Covered second-story deck below (E) Cricket to be removed (E) Masonry fireplace chimney to be removed (E) Overhang, typ., 2’-4” V.I.F. private residence guner residence 2656 summit drive burlingame, ca 94010 apn: 027.271.290 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2017 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2018 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence 10/26/18Guner Residence R21 CD v2017.vwxDN EXISTING ROOF PLAN 1/4" = 1'-0" 1 A2.8 3:12 (Verify)3:12 (Verify)3:12 (Verify)3:12 (Verify)3:12 (Verify)3:12 (Verify)3:12 (Verify)3:12 (Verify)3:12 (Verify)3:12 (Verify)3:12 (Verify)(E) Ridge(E) Ridge(E) Valley(E) Ridge (E) Valley(E) Ridge(E) Ridge(E) Ridge(E) Ridge(E) Ridge(E) Ridge(E) Ridge(E) Valley(E) Ridge(E) Ridge(E) Ridge(E) Ridge(E) Ridge(E) Valley2 1 5 4 4 3 3 A2.9 Proposed Roof Plan Keynotes 1. 2. 3. 4. (E) Masonry fireplace chimney to be removed (N) Metal roofing to be UL approved for Class A roof assemblies and Energy Star® listed. Taylor Metal Products, or approved equal. UL Evaluation Report UL ER25913-01, ICC-ES AC166. Strictly follow manufacturer instructions. Provide two layers of minimum 30 lb. Class A felt under roofing. Radiant barrier required. Verify existing roof slope. Refer to Structural for framing. Gutters with gutter filler and downspouts to match (E). Provide splash block to direct rain water away from foundations. Rain water shall NOT be directed to neighboring properties or public right-a-way. Velux fixed deck mounted skylight, model VSE 606, R.O. approx 45” x 46 1/2” with flashing kit, curb, tempered, or approved equal, typ. ICC approval number WDMA426. private residence guner residence 2656 summit drive burlingame, ca 94010 apn: 027.271.290 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2017 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2018 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence 10/26/18Guner Residence R21 CD v2017.vwxROOF PLAN PROPOSED 1/4" = 1'-0" 1 A2.9 3:12 (Verify)3:12 (Verify)3:12 (Verify)3:12 (Verify)3:12 (Verify)3:12 (Verify)3:12 (Verify) 3:12 (Verify)3:12 (Verify)3:12 (Verify)3:12 (Verify)(E) Ridge(E) Ridge(E) Valley(E) Ridge (E) Valley(E) Ridge(E) Ridge(E) Ridge(E) Ridge(E) Ridge(E) Ridge(E) Ridge(E) Valley(E) Ridge(E) Ridge(E) Ridge(E) Ridge(E) Ridge(E) Valley2'-4"Typ., V.I.F.2'-4" Typ., V.I.F. 1 4 1 4 2 3 General Proposed Roof Plan Notes 1.Flashing shall be installed in such a manner so as to prevent moisture from entering the wall or to redirect it to the exterior. Flashing shall be installed at the perimeters of exterior door and window assemblies, exterior wall intersections with roofs, chimneys, porches, decks, balconies and similar projections and built-in gutters and similar locations where moisture could enter the wall. Flashing with projecting flanges shall be installed on both sides and the ends of copings, under sills and continuously above projecting trim. Self-seal gaskets shall be provided around flashing and vent pipes. 2.Overhang soffits to be clear redwood S4S. Refer to A6.1 Reflected Ceiling Plan. 3.Radiant barrier required in Climate Zone 3. (prescriptive) 2016 CEC §150.1 (c) 2 4.Unvented attic spaces per CRC R806.5. Refer to building section sheet for details, including insulation requirements. 5.Waste vents shall terminate vertically not less than 6” above roof, nor less than 1’ from any vertical surface and 10’ from or 3’ above any opening such as windows, doors, air intake, nor less than 3’ from any lot line. Side wall vent may not terminate under vented soffit. Penetrations at roof shall be properly sealed and flashed and painted if required. private residence guner residence 2656 summit drive burlingame, ca 94010 apn: 027.271.290 diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2017 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence diebel and company a r c h i t e c t u r e x d e s i g njob name job number date revision This project is designed exclusively for the client by Diebel and Company. Use by outside parties is strictly forbidden. ©2018 Diebel and Company All rights reserved. 161005 11.12.17 po box 1044 burlingame, california 94011-1044 t. 650.558.8885 e. info@DiebelStudio.com guner residence 10/26/18Guner Residence R21 CD v2017.vwxA3.6 Proposed Building Sections Keynotes 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. (E) Slab to remain in crawl space (E) Wood-framed floor structure. Install R-19 batt insulation under floor in wire hoops at crawl space. (E) Wood-framed wall (N) Concrete slab-one-grade floor construction. Provide a layer of 15-mil impermeable membrane between the slab and crushed rock below. Refer to Structural and Room Finish Schedule/Notes. (N) GPBD soffit (N) Metal roofing—refer to Roof Plan. (N) Roof deck to be 2x6 redwood or composite decking on tapered redwood or pressure treated sleepers @ 24" o.c. maximum over waterproof membrane on plywood sheathing and wood joists. Install redwood or pressure treated sleepers to allow roof drainage. Framing slope to be 1/4" per foot minimum. (N) Skylight, typ. See Proposed Roof Plan, Sheet A2.9 (N) Wood-frame ceiling. Interior finish per schedule. Refer to Structural. CertaSpray closed cell foam insulation at roof framing with R-35.2 (5 1/2"), or approved equal. ICC-ES Evaluation Report ESR 2669. Typ. Foundation, typ. Grade, typ. Refer to Structural for stair framing. The garage beneath habitable rooms shall be separated from all habitable rooms above by not less than a 5/8-inch Type X gypsum board or equivalent. Under-floor vent, typ. See Elevation General Notes, Sheet A3.2 and Proposed Lower Floor Plan, Sheet A2.6 Wood framed skylight shaft Wood-framed ceiling Wood-framed roof BUILDING SECTION LOOKING EAST 1/4" = 1'-0" 1 A3.6 Roof Deck Kitchen Laundry Family Room Bedroom Lounge Garage (E) Top Slab 0'-0" (E) Plate Ht. 9'-1 1/4" V.I.F. (E) Sub-Floor (Living Rm. Side) 9'-11 1/4" V.I.F. (E) Plate Ht. 19'-2 1/4" V.I.F. Attic 14 6 8 16 10 7 9 9 4 2 3 17 9'-1 1/4"V.I.F.10"9'-3"V.I.F.5 9'-1 1/4"Appproximate Ceiling Height9'-3"Approximate Ceiling Height18 8'-6"Approximate Ceiling Height4 A8.1 5 A8.1 BUILDING SECTION LOOKING SOUTH 1/4" = 1'-0" 2 A3.6 (E) Top Slab 0'-0" (E) Plate Ht. 9'-1 1/4" V.I.F. (E) Sub-Floor (Bedroom Side) 11'-2 1/4" V.I.F. (E) Plate Ht. 19'-2 1/4" V.I.F.24'-5"V.I.F.13'-3"V.I.F.Kitchen Lounge Mechanical Room Crawl Space Living Room Office Master Bath Master Bedroom 8'-0"V.I.F.9'-1 1/4"V.I.F.9'-3"Approximate Ceiling Height8'-2"Approximate Ceiling Height9'-3"Approximate Ceiling Height8'-2"Approximate Ceiling Height8'-0"Approximate Ceiling Height9'-0"Approximate Ceiling Height2 35 5 5 5 5 5 6 8 10 13 9 9 3 2 17 4 18 Building Section General Notes 1.Apply waterproofing to foundation and install drainage system. Refer to Site Plan. 2.Beams, girders, ducts or other obstructions shall have a minimum finished clearance of 7'-6" above the finished floor. 3.Capillary break to be installed at slab on grade foundation. 4.Crawl space to be minimum of 18" clear height. Wood joists to be no closer than 18" and wood girders no closer than 12" to the exposed ground in crawl spaces. 5.Exterior Wall Construction: 6” exposure siding to be smooth surfaced clear IPE, 3/8” rainscreen (vent at top and weep screed at bottom), on housewrap, sheathing, wood studs (UNO). Provide R-13 batt insulation in cavity. Pressure treated wood sills at the foundation. Interior finish per Room Finish Schedule, UNO. 6.Exterior Wall Construction: Three-coat, 7/8" stucco with smooth texture (acrylic elastomeric paint) over metal lath, 3/8” rainscreen (vent at top and weep screed at bottom), two layers of "D" stucco paper, sheathing, wood studs (UNO). Provide R-13 batt insulation in cavity. Pressure treated wood sills at the foundation. Interior finish per Room Finish Schedule, UNO. 7.Fire blocking at ceiling and floor penetrations, and top and bottom of walls with approved materials. Fire blocking shall be installed at openings around vents, pipes, tub and shower traps, ducts, chimneys and fireplaces at ceiling and floor levels with approved materials. 8.Interior Wall Construction: Wall finish on 2x4 wood studs @ 16" o.c. (UNO). See floor plans for acoustical walls. Verify finishes. 9.Unvented Attic (CRC R806.5): 1. The unvented attic space is completely contained within the addition thermal envelope. 2. No interior Class I vapor retarders are installed on the ceiling side of the unvented attic assembly or on the ceiling side of the unvented enclosed rafter assembly. 3. Where wood shingles or shakes are used, a minimum 1/4-inch vented air space separates the shingles or shakes and the roofing underlayment above the structural sheathing. 4. In Climate Zones 5, 6, 7 and 8, any air-impermeable insulation shall be a Class II vapor retarder, or shall have a Class III vapor retarder coating or covering in direct contact with the underside of the insulation. 5. Either Items 5.1, 5.2 or 5.3 shall be met, depending on the air permeability of the insulation directly under the structural roof sheathing. 5.1. Air-impermeable insulation only. Insulation shall be applied in direct contact with the underside of the structural roof sheathing. 5.2. Air-permeable insulation only. In addition to the air-permeable insulation installed directly below the structural sheathing, rigid board or sheet insulation shall be installed directly above the structural roof sheathing as specified in Table R806.5 for condensation control. 5.3. Air-impermeable and air-permeable insulation. The air-impermeable insulation shall be applied in direct contact with the underside of the structural roof sheathing as specified in Table R806.5 for condensation control. The air-permeable insulation shall be installed directly under the air-impermeable insulation. 5.4. Where preformed insulation board is used as the air-impermeable insulation layer, it shall be sealed at the perimeter of each individual sheet interior surface to form a continuous layer. 10.Wood framing members, including wood sheathing, that rest on exterior foundation walls and are less than 8" from exposed earth shall be of naturally durable or preservative-treated wood. 1 12 12 1115 Community Development Department PLANNING COMMISSION STAFF REPORT ACTION ITEM (Public Hearing): Public Hearing to Consider Adoption of Interim Zoning Standards for the proposed North Burlingame Mixed Use (NBMU) and Rollins Road Mixed Use Zone (RRMU). MEETING DATE: November 13, 2018 AGENDA ITEM NO: 8c BACKGROUND “Envision Burlingame” is the combined update of the Burlingame General Plan and Zoning Ordinance. The Draft General Plan was released in August 2017, and the Environmental Impact Report (EIR) in July 2018. The Planning Commission reviewed the Draft General Plan and EIR on October 22, 2018 and made provided recommendations to the City Council. The City Council reviewed the Draft General Plan and EIR on November 5, 2018 and is scheduled to initiate a public hearing for adoption on November 19, 2018. The next phase of work will be the Zoning Ordinance Update. Ultimately, the entire zoning code will be rewritten, and it is anticipated to take approximately one year. State Law requires zoning ordinances to be consistent with the respective general plan. Given the amount of time that will be required to prepare the complete Zoning Ordinance Update, staff has directed the consultant team to initially focus on interim regulations applicable to the most significant “change areas” identified in the Draft General Plan. These include:  North Burlingame Mixed Use Zone (North El Camino Real in proximity to Burlingame Plaza and the Millbrae Transit Center)  North Rollins Road Mixed Use Zone (Live/Work Zone) The approach would allow interim zoning chapters to be adopted for these areas concurrently with the General Plan, so that consistent zoning would be in place for the areas with the most significant changes to land use and building form. State Law allows interim zoning to be extended for up to two years, wh ich can be effective when a general plan revision or major rezoning is underway in order to achieve general plan consistency. The interim zoning would provide consistency between the General Plan and Zoning Ordinance upon adoption of the General Plan, while providing time for the full Zoning Ordinance Update to be completed. New or updated specific plans for the respective areas could also be developed while the interim zoning is in place. The first draft of interim standards for these zones are included with this report. For each zone, the interim standards are accompanied by excerpts from the Draft General Plan for the respective zone. Planning Commission Subcommittee Review. A subcommittee of the Planning Commission consisting of Commissioners Kelly, Loftis, and Terrones has been formed to provide early review of and input into the Zoning Ordinance Update. The subcommittee has met twice to review drafts of the interim standards for the North Burlingame Mixed Use and North Rollins Road Mixed Use Zones, on October 1, 2018 and October 19, 2018 (meeting minutes attached). November 13, 2018 Planning Commission Meeting – Agenda Item 8c Interim Zoning Standards – North Burlingame Mixed Use and Rollins Road Mixed Use Zones 2 Initially, the California Drive Mixed Use Zone was also included in this phase of work, and the subcommittee reviewed an initial draft chapter at its October 1st meeting. That chapter has subsequently been deferred to a later date to allow more focused review of the North Burlingame and North Rollins Road chapters. Review of the California Drive chapter will resume at a later date. DISCUSSION While the North Burlingame Mixed Use and North Rollins Road chapters have been developed to be adopted on an interim basis, much thought has been given to the approach and standards. This includes an innovative “tiered” approach to development, in which the highest residential densities and commercial floor areas would require provision of community benefits such as affordable housing, open space, and enhanced streetscapes. As currently drafted, affordable units would be a requirement to achieve the highest residential densities. The regulations also provide streetscape standards with sidewalk and street tree specifications that are aligned with the hierarchy of street types provided in the General Plan. To illustrate how the streetscape standards would work, included in the attachments is a resource file of pages excerpted from various referenced plans that provide some guidance on approaches to the design of front setbacks and street frontages:  Burlingame Streetscape Plan – page showing dimensions of various sidewalk “zones”  Better Streets Plan, San Francisco – pages showing various street frontage types  El Camino Real Precise Plan – pages illustrating range of sidewalk zones PLANNING COMMISSION ACTION The Planning Commission should review the draft interim zoning chapters, conduct a public hearing, and consider public input. At the end of the meeting, the Planning Commission should take action on a recommendation to the City Council. Prepared by: Kevin Gardiner Community Development Director Exhibits:  Draft General Plan Excerpts: North Burlingame Mixed Use and Live/Work – Rollins Road Land Use Areas  Draft North Rollins Road Mixed Use Zone Interim Standards – November 8, 2018  Draft North Burlingame Mixed Use Zone Interim Standards – November 8, 2018 November 13, 2018 Planning Commission Meeting – Agenda Item 8c Interim Zoning Standards – North Burlingame Mixed Use and Rollins Road Mixed Use Zones 3  Zoning Ordinance Update Subcommittee Approved Meeting Minutes – October 1, 2018  Zoning Ordinance Update Subcommittee Draft Meeting Minutes – October 19, 2018  Pages from: - Burlingame Streetscape Plan - Better Streets Plan, San Francisco - El Camino Real Precise Plan  Proposed Resolutions  Notice of Public Hearing – Published November 1, 2018 I V . C O MMUNI T Y C H A R A C T E R CC-10 | CITY OF BURLINGAME North Burlingame Mixed Use (NBMU) The North Burlingame Mixed Use (NBMU) designation creates a high- intensity development node within walking distance of the Millbrae multimodal transit station. Permitted uses include retail, service commercial, dining establishments, offices, and high-density residential. Development may occur as mixed use projects or single-purpose buildings, provided the node, as a whole, includes a mix of uses. Housing development should provide housing options for all income levels. Development approaches must emphasize a pedestrian-friendly environment, with active ground-floor treatments and no parking levels that front directly on El Camino Real or Trousdale Drive. The design, scale, and massing of new buildings should be sensitive to adjacent lower-intensity residential neighborhoods. Development Standards Density: 20.1 – 120.0 units/acre Maximum Intensity: -Office: 2.0 FAR -Commercial: 1.0 FAR ENVISION BURLINGAME BURLINGAME GENERAL PLAN UPDATE | CC-13 Live/Work (L/W) The Live/Work (L/W) designation applies to the northerly one-third of the Rollins Road corridor, located within easy walking distance of the Millbrae multimodal transit station, and is intended to promote a creative mix of medium-density residential buildings and workspaces. The City envisions creation of a complete new neighborhood, where residents and creative businesses have ready access to transit and commercial and open space amenities. Live/work spaces that combine residential units with commercial spaces, typically in which the resident uses the workspace for his or her own business, are envisioned as the primary residential type, but stand-alone, moderate-scale residential development may be permitted, provided the development includes or contributes to district- wide functional open space amenities. Long-established industrial buildings and uses may remain, provided any new use proposed in an existing industrial building is deemed compatible with live/work uses, as defined in the Zoning Code. In addition to light industrial and warehouse, commercial uses that serve the neighborhood, creative industry businesses, design businesses, indoor sports and recreation, and wholesale uses are allowed. Development Standards  Density: up to 70.0 units/acre  Maximum Intensity: 1.0 FAR E N V I S I O N B U R L I N G A M E BURLINGAME GENERAL PLAN UPDATE | CC-59 North Burlingame Planning Context The North Burlingame area represents a primary gateway as motorists travel south on El Camino Real. At this gateway, El Camino Real is a wide boulevard, with frontage roads providing access to the suburban-scale and character Burlingame Plaza commercial center and office buildings between the boulevard and railroad tracks. Significantly, this north end of the City has easy pedestrian access to the Millbrae multimodal transit station. Properties in Burlingame could support much more intense development due to the proximity to the multimodal transit station and to respond to housing needs for more diverse housing types. And while El Camino Real is under the jurisdiction of the California Department of Transportation (Caltrans), opportunities exist to make more efficient use of the street right-of-way. See Nor th Burl ing a me A rea C on text Di ag ram . North Burlingame Vision North Burlingame will be a distinct, defining area of Burlingame, with streetscape enhancements and new housing and complementary commercial uses at urban-level intensities. This transit-oriented development node will provide housing for all income levels, connect with surrounding commercial and institutional uses with improved pedestrian accommodations, and welcome visitors to Burlingame with distinguishing and historically sensitive gateway features. IV. COMMUNITY CHARACTER CC-60 | CITY OF BURLINGAME Goal CC-11: Establish a high-intensity mixed use development node at the north end of El Camino Real to take advantage of the proximity to the Millbrae multimodal transit station and SamTrans commuter routes. CC-11.1: Mix of Uses and Activities Promote a mix of residential and commercial uses, including a range of housing types and a mix of office, service, and retail uses that serve residents and complement the adjacent medical center. [DR] ENVISION BURLINGAME BURLINGAME GENERAL PLAN UPDATE | CC-61 CC-11.2: Transit-Oriented Development Allow and encourage higher-density, transit-oriented development along El Camino Real and Trousdale Drive to provide housing, employment, and retail opportunities easily accessible from the Millbrae multimodal transit station and SamTrans commuter routes. [DR] CC-11.3 Housing Encourage and support the development of new housing in North Burlingame. Ensure that new residential development provides a range of housing types available to different income levels and meets or exceeds minimum requirements for affordable housing. [PA, DR] CC-11.4 Design Character Establish design and landscape standards and strategies to improve the streetscape, create a distinct development character, and create activity nodes while respecting the scale of nearby lower-density neighborhoods. Consider the following design strategies:  Require parking lots and structures to locate behind buildings and within the interior of a site.  Ensure pedestrian connections and access routes connect building entrances to adjacent sidewalks and transit stops.  Encourage pedestrian-friendly sidewalks and outdoor gathering spaces along ground-floor building frontages  Encourage buildings to step back from the street and step down to adjacent uses to ensure compatibility with adjacent uses.  Ensure street setbacks offer ample space for substantial setbacks along El Camino Real. [DR] CC-11.5 Gateway Treatment Develop and implement a defining gateway treatment on El Camino Real at the entrances to Burlingame. Use monuments, landscaping, and other streetscape elements as part of the design treatment. (AC, MP] IV. COMMUNITY CHARACTER CC-62 | CITY OF BURLINGAME CC-11.6 Access Lanes Maintain and enhance frontage lanes along the east side of El Camino Real, with improvements such as wide sidewalks and generous landscaping to support pedestrian activity and serve as an amenity for adjacent buildings. [MP, DR] CC-11.7 Connectivity Ensure safe, comfortable crosswalks and intersections to support pedestrian and bicycle access to transit stops and across El Camino Real. [AC, SO] CC-11.8 Access to Burlingame Businesses Encourage residents and employees in the North Burlingame to shop, dine, and visit businesses along Broadway and in Downtown Burlingame. [PA, PI] Rollins Road Planning Context The Rollins Road industrial corridor is a major employment base in Burlingame. Dating to the middle of the last century, the area largely has supported light manufacturing businesses, warehousing, auto repairs shops, and wholesale sales activities. In the early 2000s, new uses setting up business in the district included commercial recreation businesses such as tennis clubs and indoor soccer. Given the presence of the Millbrae multimodal transit station less than one-half mile from the north end of Rollins Road, the district presents opportunities for further evolution and particularly, to support housing development. However, with the diminishing availability of well-situated industrial properties in the Bay Area, balancing the need to preserve industrial land and businesses with the ability to accommodate emerging and desirable new uses will be a key challenge. ENVISION BURLINGAME BURLINGAME GENERAL PLAN UPDATE | CC-63 Rollins Road itself is a wide, four-lane thoroughfare with parking on both sides. Service and delivery trucks utilize the parking (and sometimes traffic) lanes during certain hours, and traffic on the street is relatively light. The corridor is not pedestrian friendly, as sidewalks are relatively narrow, buildings are set far back, and few pedestrian crossings are provided, but it functions well for the long-established industrial and commercial purposes. See Rollins Area Context Diagram. Rollins Road Vision IV. COMMUNITY CHARACTER CC-64 | CITY OF BURLINGAME Rollins Road will primarily be an industrial district, particularly along the southern portion of the street within the Innovation/Industrial district. Traditional light industrial uses and auto service businesses will continue to represent key land uses since these provide vital services and jobs within the community, but allowing a cluster of creative and design industry activities to flourish will create synergies and a regional destination for wholesalers and consumers. The northern portion of the corridor, within easy walking distance to the Millbrae multimodal transit station, presents an opportunity for establishment of a new neighborhood of medium-density creative live/work units and support uses. The City envisions creation of a complete new neighborhood, where residents and creative businesses have ready access to transit, supportive commercial businesses, and public and private open space amenities. Such housing will provide workforce housing, thus meeting the needs of all income levels in Burlingame. Streetscape improvements within the new neighborhood will emphasize a pedestrian focus, while still accommodating industrial- related traffic through to Millbrae Avenue. Goal CC-12: Recreate Rollins Road as two distinct but complementary districts, with the southern two-thirds of the corridor supporting industrial and creative business enterprises and the northerly one-third of the corridor reimagined as a live/work residential neighborhood that connects to the Millbrae multimodal transit station. CC-12.1: Industrial Base Continue to support and accommodate the industrial and commercial uses throughout the Innovation/Industrial and Live/Work districts. [DR] ENVISION BURLINGAME BURLINGAME GENERAL PLAN UPDATE | CC-65 CC-12.2: Creative Commercial and Industrial Uses Support emerging businesses by establishing flexible zoning regulations that allow creative art and design-oriented and green-tech commercial and industrial uses. [DR] CC-12.3: Live/Work District Establish a creative Live/Work district at the north end of the Rollins Road corridor within approximately one-half mile of the Millbrae multimodal transit station; accommodate medium-density residential uses either as stand-alone development or as integrated live/work environments. [DR] CC-12.4: Alternative Transportation Require new residential development in the Live/Work district to support alternative modes of transportation, including high-quality bicycle facilities and public transit incentives. Establish reduced parking requirements for residential buildings in this area, and study options for protected bike lanes along Rollins Road and improved connections from the Millbrae multimodal transit station. [MP, SR, DR] CC-12.5: Reuse of Existing Buildings Promote reuse of the existing building stock for creative commercial and industrial uses—and where feasible and desired, as residential and live/work places. Require aesthetic and façade improvements as part of redevelopment projects and property improvements. [DR] CC-12.6: Views from Highway 101 Require development along the Highway 101 frontage to include attractive design elements, landscaping, and signage that create a positive aesthetic condition, as viewed from the highway corridor. [MP, DR] IV. COMMUNITY CHARACTER CC-66 | CITY OF BURLINGAME CC-12.7: Design Aesthetic Establish an eclectic but cohesive design aesthetic for the Live/Work district, and require new development to utilize contemporary architectural treatments and materials that are compatible with the industrial nature of the area. Ground-floor workspaces should use transparent materials to activate sidewalks and support work functions. [DR] CC-12.8: Open Space Develop a vibrant public realm with attractive public spaces along the Rollins Road corridor by requiring new development to include publicly accessible plazas and pocket parks in appropriate locations. [DR, PA] CC-12.9: Streetscape Enhancements Promote a pedestrian-friendly environment, particularly in the Live/Work district. Require new development to create active street frontages, with workspaces or commercial uses on the ground floor, attractive landscaping and street trees, and other streetscape enhancements as appropriate. [DR, PA] CC-12.10: Pedestrian Connectivity Study opportunities for signalized pedestrian crossings along Rollins Road, and identify pedestrian connectivity improvements between the Live/Work district and the Millbrae Multimodal BART station. [SR, AC] 1 Chapter 25.39 North Rollins Road Mixed Use Zone – Interim Standards November 8, 2018 25.39.010 Purpose and Applicability The purpose of the North Rollins Road Mixed-Use Zone (RRMU) is to implement the General Plan Live/Work land use designation by creating and sustaining a new neighborhood of creative live/work units and developments, small-scale support commercial businesses, and other employment uses within easy walking distance to the Millbrae multimodal transit station. Long- established industrial uses are permitted to remain as conforming uses, provided they comply with all applicable standards and operational conditions. 25.39.020 Land Use Regulations A. Table 25.39-1 identifies the land use regulations for the RRMU zone. Any use not listed below shall be prohibited, unless the Director finds that the proposed uses is similar in characteristics to allowed uses. B. Stand-alone commercial, industrial, and residential developments are permitted. TABLE 25.39-1: RRMU LAND USE REGULATIONS P Permitted CUP Conditional Use Permit MCUP Minor Conditional Use Permit A Accessory Use -- Not Permitted Land Use Permit Requirement Specific Use Regulations COMMERCIAL - RETAIL Eating and Drinking Establishments  Bars, Taverns  Night Club  Restaurant – Sit Down  Restaurant – Quick Serve  Restaurant – Take-out  Restaurant – Drive-through A -- P P P -- 1. Bars and taverns only as accessory to a permitted restaurant. 2. Any restaurant or other eating and drinking establishment that includes the sale of alcohol shall require a CUP. 3. Any individual restaurant shall be limited to a maximum size of 8,000 sf. 2 TABLE 25.39-1: RRMU LAND USE REGULATIONS P Permitted CUP Conditional Use Permit MCUP Minor Conditional Use Permit A Accessory Use -- Not Permitted Land Use Permit Requirement Specific Use Regulations Food and Beverage Sales  General Market  Convenience Store  Liquor Store P MCUP -- Any food or beverage sales establishment that includes the sale of alcohol shall require a CUP. Nurseries and Garden Centers -- Retail Sales  General  Large Format  Restricted P -- CUP No outdoor storage or sales permitted in conjunction with any permitted use, except for permitted temporary sales. Vehicle Fuel Sales and Accessory Service CUP Vehicle Sales and Rentals  Auto and Light Truck – New  Auto and Light Truck – Used  Heavy Equipment Rental and Sales CUP A -- Used vehicle sales only as accessory use in business selling new vehicles. COMMERCIAL – SERVICES AND RECREATION Adult Entertainment Businesses -- Animal Care Services  Boarding/Kennels  Grooming  Veterinarian – Large Animal  Veterinarian – Small Animal -- P -- MCUP Grooming - No overnight animal stays permitted. Banks and Financial Institutions P Check Cashing and Pay Day Loan Establishments -- Commercial Recreation CUP Day Care Centers CUP Food Preparation (catering) MCUP Funeral Services and Cemeteries -- Office – Medical or Dental P Office – Professional P Personal Services – General P Personal Services - Restricted CUP Studios – Dance, Martial Arts, and the Like MCUP 3 TABLE 25.39-1: RRMU LAND USE REGULATIONS P Permitted CUP Conditional Use Permit MCUP Minor Conditional Use Permit A Accessory Use -- Not Permitted Land Use Permit Requirement Specific Use Regulations Theaters  Live  Movie or similar -- -- Vehicle Service, Repairs, and Rentals  Car Wash  Major Repair/Body Work  Minor Repair/Body Work  Rental Facilities -- -- -- -- EDUCATIONAL SERVICES Schools K-12 – Private CUP Post-secondary Educational Facilities - Private CUP Trade Schools -- INDUSTRIAL, MANUFACTURING, PROCESSING, WAREHOUSING, AND WHOLESALING USES Food Processing and Production CUP Laboratories/Research and Development P Light Industrial MCUP Personal Storage CUP Warehousing/Logistics CUP Wholesaling A Accessory to a permitted industrial or live/work use. LODGING Bed and Breakfast MCUP Emergency Shelters P Limited in size to 24 beds. See also Section 25.44.045 (Additional Uses for Properties in the Northern Rollins Road Area). Hostels CUP Hotels and Motels CUP Limited in size to 40 rooms. Short-term Rentals -- PUBLIC AND QUASI-PUBLIC USES Community Open Space P Design Review required Hospitals -- Medical Clinics CUP No 24-hour clinics. 4 TABLE 25.39-1: RRMU LAND USE REGULATIONS P Permitted CUP Conditional Use Permit MCUP Minor Conditional Use Permit A Accessory Use -- Not Permitted Land Use Permit Requirement Specific Use Regulations Public Assembly Facilities CUP Public Parks P Places of Religious Assembly CUP RESIDENTIAL USES Live/Work P See Section 25.39.030.B.1. Multi-Family Residential P Residential Care Facilities – 7 or more residents -- Supportive and Transitional Housing P MIXED USES Mixed Use Developments P With individual specific uses subject to land use regulatory requirements set forth in this Table 25.39-1. TRANSPORTATION, COMMUNICATIONS, AND UTILITIES Air courier, delivery, or other transshipment services -- Parking facilities, including parking garages A Transit Facilities -- Utilities MCUP Vehicle Storage -- Wireless Telecommunication Facilities MCUP SPECIFIC AND TEMPORARY USES Outdoor Temporary and Seasonal Sales A Temporary Uses TUP Outdoor Dining A C. Maximum Retail Sales Building Size. No retail sales establishment shall exceed 15,000 square feet of gross floor area. An applicant may request a retail sales building larger than 15,000 square feet, but in no case larger than 30,000 square feet, through the Conditional Use Permit process. D. Stand-alone Residential, Commercial, and Light Industrial Uses. Stand-alone commercial, residential, and light industrial developments are permitted. E. Limitations on Use. The following uses and activities shall be prohibited: 5 1. New manufacturing and industrial uses except those specifically allowed in Table 25.39 - 1, except nonconforming uses as allowed in subsection 25.39.020.F. 2. Major vehicle/equipment repair (e.g., body or mechanical work, including boats and recreational vehicles, vehicle detailing and painting, upholstery, or any similar use). 3. In any residential or live/work unit, storage of flammable liquids or hazardous materials beyond that normally associated with a residential use. 4. Any other activity or use, as determined by the Community Development Director, to be incompatible with residential activities and/or to have the possibility of affecting the health or safety of residents due to the potential for the use to create dus t, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration, or other impacts, or would be hazardous because of materials, processes, products, or wastes. F. Nonconforming Industrial Uses. 1. General. The purpose of this subsection is to recognize and allow for the continued use of industrial activities that become nonconforming with the adoption of this Chapter. Except as provided in this subsection, the nonconforming use regulations set forth in Chapter 25.50 (Nonconforming Uses and Structures) shall apply. 2. Discontinuance of nonconforming uses. If a nonconforming use of a lot, building, or structure is discontinued for a continuous period exceeding three years, the right to continue the nonconforming use shall expire. 3. Allowed expansion of nonconforming industrial uses. Expansion of a legally established nonconforming industrial use is permitted on the same site with the issuance of a Conditional Use Permit. 4. Change from a nonconforming industrial use to another nonconforming industrial use. The Community Development Director may authorize a change from a legally established nonconforming industrial use to another nonconforming industrial use upon making the finding that the new use is similar in character to the existing nonconforming use and does not have the potential to result in adverse impacts on surrounding uses . 6 25.39.030 Development Standards A. Development Standards Generally; Calculation of FAR and Density. 1. Development projects shall comply with the development standards set forth in Table 25.39-2 (RRMU Development Standards). The floor area ratio (FAR) standards shall apply to the non-residential component on a development on a site; the density standards shall apply to any residential component. The non-residential (FAR) and residential (density) components may be additive. 2. A developer may elect to develop consistent with either Tier 1, Tier 2, or Tier 3 development standards for live/work and any other non-industrial or non-institutional development. Projects using Tiers 2 or 3 standards shall provide community benefits pursuant to subparagraph 25.39.030.C, below. TABLE 25.39-2 RRMU DEVELOPMENT STANDARDS Development Standards Live/Work, Residential, Mixed Use and Commercial Development Industrial and Institutional Development Additional Regulations Base Standard (Tier 1) Increased Intensity (Tier 2) Maximum Intensity (Tier 3) a. Density – Maximum (applies to residential component) 30 du/ac 50 du/ac 70 du/ac N/A Tiers 2 and 3 must provide community benefits per subparagraph B below. b. Floor Area Ratio – Maximum (applies to non- residential component) 1 0.50 0.75 1.0 1.02 Tiers 2 and 3 must provide community benefits per subparagraph B below. c. Height (Unless otherwise controlled by maximum heights established by the Federal Aviation Administration for parcels 3 stories/40 ft. maximum 5 stories/55 ft. maximum 7 stories/80 ft. maximum 50 ft. Tiers 2 and 3 must provide community benefits per subparagraph B below. 7 TABLE 25.39-2 RRMU DEVELOPMENT STANDARDS Development Standards Live/Work, Residential, Mixed Use and Commercial Development Industrial and Institutional Development Additional Regulations Base Standard (Tier 1) Increased Intensity (Tier 2) Maximum Intensity (Tier 3) affected by airport safety zones) d. Setbacks  Front: Mixed- Use Arterial (Rollins Road) 0 - 15 ft. 0 - 15 ft. 0 – 15 ft. 20 ft. Subject to streetscape frontage standards in Table 25.39-3  Front: All other streets 12 ft. from edge of curb 12 ft. from edge of curb 15 ft. from edge of curb 15 ft. from edge of curb Subject to streetscape frontage standards in Table 25.39-3  Side – Interior 10 ft. 10 ft. 10 ft. 0 ft. adjacent to industrial use/20 ft. adjacent to all other uses Setbacks for industrial uses apply only to new construction; established industrial uses shall be considered conforming with regard to required setbacks.  Side – Street 10 ft. 10 ft. 10 ft. 10 ft. Subject to streetscape frontage standards in Table 25.39-3  Rear 20 ft. 20 ft. 20 ft. 0 ft. adjacent to industrial use/20 ft. adjacent to all other uses Setbacks for industrial uses apply only to new construction; established industrial uses shall be 8 TABLE 25.39-2 RRMU DEVELOPMENT STANDARDS Development Standards Live/Work, Residential, Mixed Use and Commercial Development Industrial and Institutional Development Additional Regulations Base Standard (Tier 1) Increased Intensity (Tier 2) Maximum Intensity (Tier 3) considered conforming with regard to required setbacks.  Alley 5 ft. 5 ft. 5 ft. 10 ft. If alley is used for direct access to a garage, setback shall be 20 ft. to allow vehicle access. e. Edge condition between industrial and residential use See Section 25.39.030.B.4. f. Lot Dimensions – Minimum  Size  Mixed use development : 10,000 sf  Residential subdivision: 3,500 sf  Mixed use developmen t: 10,000 sf  Residential subdivision: 3,500 sf  Mixed use developme nt: 10,000 sf  Residential subdivision : 3,500 sf 10,000 sf  Width at street frontage  Mixed use development : 100 ft.  Residential subdivision: 40 ft.  Mixed use developmen t: 100 ft.  Residential subdivision: 40 ft.  Mixed use developme nt: 100 ft.  Residential subdivision : 40 ft. 50 ft. g. Lot Coverage – Maximum2 60% 60% 60% 70% h. Open Space for residential units per unit – Minimum  Live/work units: 100 sf  Multifamily housing or mixed use: 125 sf  Open space may be either  Live/work units: 100 sf  Multifamily housing or mixed use: 125 sf  Open space may be  Live/work units: 100 sf  Multifamily housing or mixed use: 125 sf N/A Minimum dimensions of open space:  Private: 5 ft. deep, 8 ft. wide 9 TABLE 25.39-2 RRMU DEVELOPMENT STANDARDS Development Standards Live/Work, Residential, Mixed Use and Commercial Development Industrial and Institutional Development Additional Regulations Base Standard (Tier 1) Increased Intensity (Tier 2) Maximum Intensity (Tier 3) private, common, or include both either private, common, or include both  Open space may be either private, common, or include both  Common: 15 ft. in any direction Any required pedestrian plaza/public space, as set forth in subsection B.3, below, may count toward up to 50% of the common open space. i. Percent landscape coverage - Minimum 15% 20% 20% 15% Notes: 1 Above-ground parking structures shall be exempt from Floor Area Ratio (FAR) calculations. 2 FAR of Industrial, Manufacturing, Processing, Warehousing, and Wholesale uses may be increased to 1.5 with a Conditional Use Permit. 3 Lot coverage may be increased if additional useable common open space equivalent to the additional lot coverage (in square feet) is provided on a podium-level landscaped courtyard or plaza. B. Additional Regulations. 1. Live/Work Standards. a. Purpose and Applicability. The provisions in this section shall apply to live/work units. b. Intent. The development standards of this section are intended to facilitate the creation of new, adaptable live/work units in a manner that preserves the surrounding industrial and artistic character, supports enhanced street level activity, maintains a consistent urban streetwall, and orients buildings and pedestrians toward public streets. Live/work Units are intended to be designed with adequate workspace, higher 10 ceilings, larger doors, sufficient natural light, open floor plans, and equipped with non- residential finishes and features that support arts and production activities. c. Density/Floor Area Allocation. Live/work units consistent with the provisions of this section may be apportioned from either the Residential (as specified by Density standards in Table 25.39-2) and/or Nonresidential (as specified by Floor Area Ratio/FAR standards in Table 25.39-2) allocations for a property. d. Limitations on Use. The nonresidential component of a live/work unit shall be limited in use to those uses set forth in Table 25.39-1 (RRMU Land Use Regulations). Nonresidential/work is not required; however, each unit shall be designed to be adaptable and facilitate work activities per the provisions in this section. e. Floor Area Requirement. A live/work unit shall have a minimum floor area of at least 750 square feet. At least 150 square feet of a live/work unit shall be designated as suitable for workspace, and measure not less than 15 feet in at least one dimension and no less than 10 feet in any dimension. The area suitable for workspace for each unit shall be clearly demarcated on approved building plan s. f. Separation of and Access to Individual Units. Access to each individual live/work unit shall be provided from shop fronts, directly from the sidewalk parallel to the primary or secondary street, or from common access areas, corridors, or halls. The access to each unit shall be clearly separate from other live/work units or other uses within the building. g. Location of Living Space – Ground Floor Units. Ground floor live/work units shall designate the front 20 feet of the unit as area suitable for work space, in order to maintain activity and commercial access along the frontage. Dedicated living space may be located be in the rear portion of the ground level, provided the front 20 feet of the unit is designated as suitable for work. h. Ceiling Height. Ground floor live/work units shall have floor to ceiling height of 15 feet or greater, measured from top of floor to bottom of ceiling. Upper floor live/work units shall have floor to ceiling height of 10 feet or greater. A mezzanine space shall not be included in the calculation of minimum height for any floor or level. i. Integration of Living and Working Space. Areas within a live/work unit that are designated as living space shall be an integral part of the live/work unit and not separated (or occupied and/or rented separately) from the area designated for workspace. j. Client and Customer Visits. Client and customer visits to live/work units are permitted. 11 2. Pedestrian Plaza/Public Space. Where total lot area or development site equals 50,000 square feet or greater, a pedestrian plaza or other public open space/gathering space shall be provided that meets the following design criteria: a. Is a minimum of 1,500 square feet in size; b. Has a minimum dimension at least 30 feet on any side; c. Is at least 50 percent open to the sky; d. Is located at ground level with direct pedestrian and ADA access to the adjacent public street; e. Is unenclosed by any wall, fence, gate, or other obstruction across the subject property; f. Is open to the public, without charge, each day of the year, except for temporary closures for necessary maintenance or public safety; and g. Includes at least one gathering space with a fountain or other focal element. 3. Mid-Block Plazas and Paseos. Where blocks (measured from curb face to curb face) are longer than 400 feet, and where a development has more than 300 feet of frontage, at least one plaza, pedestrian pathway or paseo shall be provided perpendicular to the block face. All such plazas shall meet the design criteria outlined in 25.39.030.B.2. All such paseos shall meet the following design criteria: a. Be open to the public and remain so during daylight hours; b. Be at least 15’ wide, and 15’ deep if a plaza; c. Have a clear line of sight to the back of the paseo, gathering place, or focal element; and d. Be at least 50% open to the sky or covered with a transparent material. 4. Industrial/Residential Interface. Any live/work unit or other residential unit on a site abutting an industrial use on an adjoining site shall be set back a minimum of 15 feet from the lot line shared by the property with the industrial use. A minimum six -foot- high masonry wall or other buffering feature suitable to the review authority sha ll be provided along the shared property line. 5. Residential Notice. Residents of new live/work, mixed-use, and stand-alone residential development projects, whether owners or tenants, shall be notified in writing before taking up residence that they will be living in an urban-type environment, that the noise levels may be higher than in a strictly residential area , and that there may be odors associated with commercial and industrial uses. The covenants, conditions, and restrictions of any development with a residential use shall require that prospective residents acknowledge the receipt of the written noise notification. Such written noise notification shall be provided in residential leases. Signatures shall confirm receipt and understanding of this information. 12 C. Community Benefit Bonuses – Tiers for Increased FAR, Density, and Height. 1. Purpose and Applicability. To provide an incentive for development, and in partnership with the City to provide community benefits that would not otherwise be created, the Planning Commission may grant increased FAR, density, and/or height in return for provision of specific community benefits, as listed below or subsequently identified by the City Council, if doing so is in the City’s interest and will help implement the General Plan and further, if these benefits cannot be realized without granting increased FAR, height, and/or density. A variety of objectives are listed to ensure that proposed project features are appropriate for the site and surroundings, and to allow for a wide range of possible project types. 2. Tier 2 – Number of Community Benefits. The Planning Commission may approve Tier 2 projects if it determines that the project includes at least two community benefits from subsection 3 of this Section (Community Benefits Objectives). At least one affordable and workforce housing objective from 4.a shall be chosen. 3. Tier 3 – Number of Community Benefits. The Planning Commission may approve Tier 3 projects if it determines that the project includes at least three community benefits from subsection 3 of this Section (Community Benefits Objectives). At least one affordable and workforce housing objective from 4.a shall be chosen. 4. Community Benefit Objectives. a. Affordable and Workforce Housing. i. The project provides affordable housing at the rate of five percent for low-income households, or 10 percent for moderate-income households, as a percentage of the total number of housing units built (no in-lieu fee option). ii. The project qualifies for, and utilizes, a density bonus in compliance with the City’s affordable housing incentives (Chapter 25.63). b. Pedestrian Amenities. The project includes major pedestrian connections in excess of minimum paseo requirements. c. Public Plazas Beyond Minimum. Public plazas or other publicly accessible open spaces at least 50 percent larger than the minimum required. Where provided, such public plazas and open spaces shall be subject to the following: i. The public plaza shall be owned, operated, and maintained by the developer or property manager in accordance with an approved maintenance plan to be reviewed and approved by the Community Development Director; 13 ii. Each part of the public plaza shall be accessible from other parts of the open space without leaving the open space area; iii. The public plaza shall be on the ground level and directly accessible from the sidewalk, and be accessible to persons with disabilities; iv. The public plaza shall be open to the public, without charge, each day of the year, except for temporary closures for necessary maintenance or public safety; and v. At a minimum, the following elements shall be included: trees and landscaping, seating, bicycle racks, trash and recycling receptacles, and signage that include hours of operation. d. Off-Site Streetscape Improvements. Does not include improvements along the frontage of a development site that would normally be required. Examples include: i. Enhanced pedestrian and bicycle-oriented streetscapes; ii. Protected bicycle lanes and pedestrian pathways, improved bicycle and pedestrian crossings/signals, bicycle racks/shelters; iii. New pedestrian and bicycle connections to transit facilities, neighborhoods, trails, commercial areas, etc.; iv. Removal of existing pedestrian and bicycle barriers (e.g. dead-ends and cul-de- sacs); v. Upgrading traffic signals to enhance pedestrian and bicycle safety e. Cultural Arts Space. Includes space for visual arts, performing arts, artist housing, and other activities that support arts and culture. f. Pedestrian and Similar Paths and Connections between Adjacent Properties. To effectuate the goal of creating walkable and bikeable environments, improved pedestrian ways and other paths open to the public that accommodate easy movement across and between properties under separate ownership. g. Historic Preservation (Off-Site). Where there are no historic resources on the project site, the project provides for the permanent preservation of a building off site that is listed in the City’s inventory of historical resources through the recordation of a historic preservation agreement. h. Mode Split. The project provides for a permanent mobility mode shift towards alternative transportation of up to 25 percent for building occupants through a Transportation Demand Management Program. Prior to the issuance of building 14 permits, a covenant agreement shall be recorded that discloses the required Transportation Demand Management provisions. This agreement shall be recorded in the office of the County Recorder to provide constructive notice to all future owners of the property of any ongoing programmatic requirements. i. Zero Net Energy. The project provides 100 percent of total building energy load measured as kilowatt per square foot through solar panels, wind turbines, or other renewable sources. j. Publicly Accessible Park Space. Contribution towards the provision of public parks in the North Rollins Road area. Contribution can be in the form of dedication of land, provisions of improvements, or payment of fee in excess of that normally required for parks. k. Public Parking Facilities. The project provides publicly accessible parking to serve area-wide parking needs. To qualify, the parking spaces should be permanently available for public use and subject to easements or restrictions acceptable to the City. l. Flexible (Miscellaneous) Benefit. The applicant agrees to provide a currently undefined community benefit approved by the City Council that is significant and substantially beyond normal requirements. Examples are inclusion of a child care center or community event space in a new development project , off-site utility infrastructure improvements above and beyond those required to serve the development, additional funding for City programs such as contribution to a local façade improvement program, or subsidy for existing commercial tenants or other local small businesses. 25.39.040 Design Standards and Objective Design Criteria. A. Design Standards. All new development shall be designed to achieve the following objectives: 1. The overall design intent of the RRMU zone is to provide for an eclectic mix of residential, live/work, commercial, and light industrial development that has an industrial and contemporary look in terms of materials used, architectural styles, and building forms. 2. Site and building design shall provide for internal compatibility among the different uses in terms of noise, hours of operation, vehicle and pedestrian circulation, access, use of open space, and similar operating characteristics. 3. Potential noise, odors, glare, pedestrian traffic, and other potentially significant impacts on residents shall be minimized to allow a compatible mix of residential and nonresidential uses on the same site. 15 4. The design of any live/work or mixed-use project shall take into consideration potential impacts on adjacent properties and shall include specific design features to minimize potential impacts. 5. The design of the mixed-use project shall ensure that the residential units are of a residential character and that privacy between residential units and between other uses on the site is maximized. 6. The design of the structures and site planning shall encourage integration of the street pedestrian environment with the nonresidential uses through the use of plazas, courtyards, walkways, and street furniture. 7. Site planning and building design shall be compatible with and enhance the adjacent and surrounding built environment in terms of scale, building design, color, exterior materials, roof styles, lighting, landscaping, and signage. B. Building Orientation, Entrances, and Articulation. 1. Building Design. Recognizing the varied commercial and industrial character of the area, new development and redevelopment projects should be encouraged to feature a blend of both commercial and residential design features, including modern, industrial type building design. 2. Orientation. The main building of a development shall be oriented to face a public street. Building frontages shall be generally parallel to streets. For all residential, retail, and office uses, at least one primary entrance to a ground-floor use shall face the adjacent street right-of-way. Ground-related entrances include entrances to ground-floor uses. 3. Ground Floor Transparency. At least 45 percent of the exterior walls on the ground floor facing the street shall include windows, doors, or other openings. 4. Nonresidential Entrances. Entries shall be clearly defined features of front façades and of a scale that is in proportion to the size of the building and number of units being accessed. Larger buildings shall have a more prominent building entrance while maintaining a pedestrian scale. 5. Transitional Space at Residential Entries. New residential buildings shall provide transitional spaces in the form of stoops, overhangs, and porches between public areas fronting the primary street and entrances. This type of element or equivalent shall be required for each unit or group of units, but no less than one of this type of element shall be provided. 6. Building Articulation. Except for buildings housing industrial uses, no street frontage wall may run in a continuous plane for more than 25 feet without an opening (door or window) 16 or offsets, or as approved by the review authority if the project is constrained by unusual parcel size, shape, use, or other features that the responsible review authority accepts as rendering this requirement infeasible. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces. Offsets shall vary in depth and/or direction of at least 18 inches, or a repeated pattern of offsets, recesses, or projections of similar depth. 7. Structured Parking. Structured parking facing public streets should be fronted or wrapped with actively occupied spaces such as storefronts, live/work units, residential community amenities, and lobbies. Access to parking shall be designed so that it is not prominent and ties into the adjacent architectural style. C. Site Layout 1. Streetscape. Street frontages shall meet the standards set forth in Table 25.39-3 (RRMU Street Frontage Standards). TABLE 25.39-3: RRMU STREET FRONTAGE STANDARDS Street Type Frontage – Measured from Back of Curb to Building Face Mixed-Use Arterial (Rollins Road) Building Frontage Setback 15 ft. minimum Walk Zone (Public) 10 ft. minimum Amenity/Planter Zone 5 ft. minimum Tree Wells 5 ft. by 5 ft. minimum Mixed-Use Collector (Adrian Road) Building Frontage Setback 12 feet Walk Zone (Public) 6 ft. minimum Amenity/Planter Zone 5 ft. minimum Tree Wells 5 ft. by 5 ft. min Mixed-Use Access (Adrian Court, Broderick Road, Guittard Road, Ingold Road) Building Frontage Setback 10 feet Walk Zone (Public) 6 ft. minimum Amenity/Planter Zone 4 ft. minimum Tree Wells 4 ft. by 4 ft. minimum Build-To Lines At least sixty (60) percent of the structure shall be located at the Building Frontage Setback. Exceptions Exceptions to Building Frontage Standards may be granted to accommodate conflicts with recorded easements, rights-of-ways, etc. 2. Pedestrian Access. On-site pedestrian circulation and access shall be provided per the following standards: a. Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on- site open space areas or pedestrian amenities. 17 b. To Circulation Network. Regular and convenient connections between on-site walkways and the public sidewalk and other existing or planned pedestrian routes, such as safe routes to school, shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage. c. To Adjacent Areas. Direct and convenient access shall be provided among adjoining residential and commercial areas and along creeks to the maximum extent feasible while still providing for safety and security. Public access easements minimum 10 feet in width shall be provided to allow for future connections. d. To Transit. Safe and convenient pedestrian connections shall be provided from adjacent transit stops to building entrances. 3. Location of Parking. Any surface parking facilities shall be located to the side or rear of any proposed project. No more than 33 percent of the site area at the ground level may be used for surface parking facilities. 4. Service and Delivery Areas. Unenclosed service and loading areas shall be screened from residential areas and integrated with the design of the building. Special attention shall be given when designing loading facilities in a location that is proximate to residential uses. Techniques such as block walls, enhanced setbacks, or enclosed loading shall be used to minimize adverse impacts to residents. 25.39.050 Parking A. Off-Street Vehicle Parking. Parking shall be provided as set forth in Chapter 25.70 (Off-Street Parking), with the following exceptions for live/work units, stand-alone residential development, and the residential component of a mixed-use development: TABLE 25.39-4: RRMU OFF-STREET VEHICLE PARKING Number of Bedrooms in a Unit Minimum Number of Parking Spaces Required 0 (Studio or Loft) 1 space/unit 1 1 space/unit 2 1.5 spaces/unit for multifamily housing; 2 spaces/unit for live/work 3 or more 2 spaces/unit Guest parking None required B. Vehicle Parking Stall Dimensions. All parking stalls may be provided in a single dimension, eight and one-half feet in width by 17 feet in length, except for required accessible parking spaces which shall meet the dimensions required in the California Building Code in ef fect at the time a project is submitted for City review. No compact parking stalls shall be allowed if only a single dimension stall is used. 18 C. Aisle Dimensions. All aisles within a parking area shall be as follows: TABLE 25.39-5: RRMU PARKING AISLE DIMENSIONS Parking Space Angle Required Backup Aisle 90 degree 24 feet 60 degree 18 feet 30 degree 13 feet D. Stacked/Mechanical Parking. Parking utilizing stackers or mechanical systems may be approved with a Conditional Use Permit. E. Bicycle Parking. Bicycle parking shall be provided as follows: TABLE 25.39-6: RRMU BICYCLE PARKING Class Minimum Number of Parking Spaces Required Class I – Resident bicycles 0.5 spaces/unit Class II – Guest bicycles 0.05 spaces/unit F. Electric Vehicle (EV) Charging Stalls. 5 percent of all spaces shall be prepared for EV charging equipment. G. Parking Reductions for Transportation Demand Management (TDM) Plan. Projects utilizing a Transportation Demand Management (TDM) Plan per Section 25.39.030.C.4.f. shall be allowed up to 10 percent reduction in required off -street vehicle parking (not including bicycle parking and EV stalls) provided the project provides for a permanent mobility mode shift towards alternative transportation of 25 percent or greater for building occupants through the TDM program. 25.17.060 Review Procedures A. Design Review Required. Design review is required pursuant to Chapter 25.57 (Design Review). B. Planning Commission Approval of Community Benefits Bonuses. The Planning Commission shall be the final review authority for an application for Tier 2 and Tier 3 projects. 1 Chapter 25.40 North Burlingame Mixed-Use Zone – Interim Standards November 8, 2018 25.40.010 Purpose and Applicability The purpose of the North Burlingame Mixed-Use (NBMU) zone is to implement the General Plan North Burlingame Mixed Use designation by providing a distinct, defining area at the City’s north gateway on El Camino Real, with housing and complementary commercial and office uses at urban-level intensities, and that takes advantage of the adjacent multimodal transit center. This transit-oriented development district accommodates housing at progressively higher densities based on the level of community benefits provided , with the goal of ensuring that new development adds value for all in the City. 25.40.020 Land Use Regulations A. Table 25.40-1 identifies the land use regulations for the NBMU zone. Any use not listed below shall be prohibited, unless the Director finds that the proposed uses is similar in characteristics to allowed uses. B. Stand-alone commercial and residential developments are permitted. TABLE 25.40-1: NBMU LAND USE REGULATIONS P Permitted CUP Conditional Use Permit MCUP Minor Conditional Use Permit A Accessory Use -- Not Permitted Land Use Permit Requirement Specific Use Regulations COMMERCIAL - RETAIL Eating and Drinking Establishments  Bars, Taverns  Night Club  Restaurant – Sit Down  Restaurant – Quick Serve  Restaurant – Take-out  Restaurant – Drive-through CUP CUP P P P -- Any restaurant or other eating and drinking establishment that includes the sale of alcohol shall require a CUP. Food and Beverage Sales  General Market  Convenience Store  Liquor Store P CUP CUP Any food or beverage sales establishment that includes the sale of alcohol shall require a CUP. 2 TABLE 25.40-1: NBMU LAND USE REGULATIONS P Permitted CUP Conditional Use Permit MCUP Minor Conditional Use Permit A Accessory Use -- Not Permitted Land Use Permit Requirement Specific Use Regulations Nurseries and Garden Centers -- Retail Sales  General  Large Format  Restricted P -- CUP Vehicle Fuel Sales and Service CUP Vehicle Sales and Rentals  Auto and Light Truck – New  Auto and Light Truck – Used  Heavy Equipment Rental and Sales CUP A -- Used vehicle sales only as accessory use in business selling new vehicles. COMMERCIAL – SERVICES AND RECREATION Adult Entertainment Businesses -- Animal Care Services  Boarding/Kennels  Grooming  Veterinarian – Large Animal  Veterinarian – Small Animal -- P -- -- Grooming - No overnight animal stays permitted. Banks and Financial Institutions P Check Cashing and Pay Day Loan Establishments -- Commercial Recreation CUP Day Care Centers CUP Food Preparation (catering) CUP Funeral Services and Cemeteries -- Office – Medical or Dental P Office – Professional P Personal Services – General P Personal Services - Restricted CUP Research and Development P Studios – Dance, Martial Arts, and the Like MCUP Theaters  Live  Movie or similar CUP CUP 3 TABLE 25.40-1: NBMU LAND USE REGULATIONS P Permitted CUP Conditional Use Permit MCUP Minor Conditional Use Permit A Accessory Use -- Not Permitted Land Use Permit Requirement Specific Use Regulations Vehicle Service, Repairs, and Rentals  Car Wash  Major Repair/Body Work  Minor Repair/Body Work  Rental Facilities -- -- -- A EDUCATIONAL SERVICES Schools K-12 – Private CUP Trade Schools -- LODGING Bed and Breakfast CUP Emergency Shelters -- Hostels -- Hotels and Motels CUP Short-term Rentals -- PUBLIC AND QUASI-PUBLIC USES Community Open Space P Design Review required Hospitals and Clinics CUP Pubic Assembly Facilities -- Public Parks P Places of Religious Assembly -- RESIDENTIAL USES Multi-Family Residential P Subject to Design Review Residential Care Facilities – 7 or more residents CUP Supportive and Transitional Housing P MIXED USES Mixed Use Developments P With individual specific uses subject to land use regulatory requirements set forth in this table. TRANSPORTATION, COMMUNICATIONS, AND UTILITIES Parking facilities, including parking garages A See limitations on street frontage Transit Facilities CUP Utilities MCUP Wireless Telecommunication Facilities MCUP 4 TABLE 25.40-1: NBMU LAND USE REGULATIONS P Permitted CUP Conditional Use Permit MCUP Minor Conditional Use Permit A Accessory Use -- Not Permitted Land Use Permit Requirement Specific Use Regulations SPECIFIC AND TEMPORARY USES Outdoor Temporary and Seasonal Sales A Temporary Uses TUP Vending machines A Outdoor dining A 25.40.030 Development Standards A. Development Standards Generally; Calculation of FAR and Density. 1. Development projects shall comply with the development standards set forth in Table 25.40-2 (NBMU Development Standards). The floor area ratio (FAR) standards shall apply to the non-residential component on a development on a site; the density standards shall apply to any residential component. The non-residential (FAR) and residential (density) components are additive. 2. A developer may elect to develop consistent with either Tier 1, Tier 2, or Tier 3 development standards. Projects using Tier 2 or Tier 3 standards shall provide community benefits pursuant to subparagraph 25.40.030.D, below. TABLE 25.40-2 NBMU DEVELOPMENT STANDARDS Development Standards Base Standard (Tier 1) Increased Intensity (Tier 2) Maximum Intensity (Tier 3) Additional Regulations a. Density – Maximum (applies to residential component) 40 du/ac 80 du/ac 120 du/ac Tier 2 and 3 must provide community benefits per subparagraph D, below. b. Floor Area Ratio (FAR) – Maximum (applies to non-residential component)1 0.50 Office 0.25 Commercial 1.25 Office 0.50 Commercial 2.0 Office 1.0 Commercial Tier 2 and 3 must provide community benefits per subparagraph D, below. 5 TABLE 25.40-2 NBMU DEVELOPMENT STANDARDS Development Standards Base Standard (Tier 1) Increased Intensity (Tier 2) Maximum Intensity (Tier 3) Additional Regulations c. Height (Unless otherwise controlled by maximum heights established by the Federal Aviation Administration for parcels affected by airport safety zones) 4 stories/ 45 ft. maximum 5 stories/ 55 ft. maximum 7 stories/ 75 ft. maximum For properties on the east side of El Camino Real, 9 stories/ 100 ft. subject to additional setback standards, below Tier 2 and 3 must provide community benefits per subparagraph D, below. Special Requirements and Exceptions: 1. Building frontages facing Trousdale Drive (west of El Camino Real), Murchison Drive (west of El Camino Real), Magnolia Drive, Ogden Drive, and Marco Polo Way: a. 35% of the linear frontage above 35 feet must step back a minimum 5 feet, in the form of insets, balconies, or stepbacks, or b. 80% of a building’s linear frontage above 55 feet stories must step back a minimum of 10 feet, in the form of insets, balconies, or stepbacks d. Setbacks  For any building adjacent to properties zoned R-1 or R-2 Any building façade that faces the adjacent R-1 or R-2 property line and that is above 15 feet in height shall have additional 6 TABLE 25.40-2 NBMU DEVELOPMENT STANDARDS Development Standards Base Standard (Tier 1) Increased Intensity (Tier 2) Maximum Intensity (Tier 3) Additional Regulations setback distance added to the required setback. That additional setback shall apply to any portion of the building above 15 feet in height and shall be a minimum horizontal distance of one foot for every one foot of building height above 30 feet.  Front: El Camino Real 0 to 10 ft. for first 35 ft. Subject to streetscape frontage standards in Table 25.40-3  Front: Mixed-Use Arterial (Trousdale Drive, Murchison Drive, California Drive) 0 to 10 ft., with at least 60 percent of the structure located at the streetscape frontage line per Table 25.40-3 Subject to streetscape frontage standards in Table 25.40-3  Front: Mixed-Use Collector (Magnolia Drive) and Neighborhood Access (Ogden Drive, Marco Polo Way) 0 to 10 ft., with at least 40 percent of the structure located at the streetscape frontage line per Table 25.40-3 Subject to streetscape frontage standards in Table 25.40-3  Side – Interior: El Camino Real 10 ft.  Side – Interior: Trousdale Drive, Murchison Drive, California Drive, Ogden Drive, and Marco Polo Way 10 ft.  Side – Street 0 to 10 ft., with at least 40 percent of the structure located at the streetscape frontage line per Table 25.40-3 Subject to streetscape frontage standards in Table 25.40-3  Rear 15 ft. minimum 20 ft. minimum if abutting a lot zoned R-1 or R-2 e. Lot Dimensions – Minimum  Size  Width at street frontage 20,000 sf 150 ft. Minimum applies to new subdivisions of land; legally established lots of smaller size may be developed consistent with the requirements of this Chapter 25.40. f. Lot Coverage – Maximum2 80% Lot coverage may be increased if 7 TABLE 25.40-2 NBMU DEVELOPMENT STANDARDS Development Standards Base Standard (Tier 1) Increased Intensity (Tier 2) Maximum Intensity (Tier 3) Additional Regulations additional, usable common open space generally equivalent to the additional lot coverage (in square feet) is provided on a rooftop garden and hardscape. g. Open Space and Landscaping  Open space for residential units – Minimum  Percent landscape coverage - Minimum 100 sf per unit of open space per unit. Open space may be either private, common, or include both. 10% of entire site; see also 25.40.040. Minimum dimensions of open space:  Private: 5 ft. deep, 8 ft. wide  Common: 15 ft. in any direction h. Parking 1. Parking shall be provided as set forth in Chapter 25.70. 2. Garages may be constructed entirely below ground level, and such underground garages may project into any required yard or building setback area. 3. No at-grade parking shall be visible or accessed from El Camino Real. Notes: 1 Above-ground parking structures shall be exempt from Floor Area Ratio (FAR) calculations. 2 Lot coverage may be increased if additional useable common open space equivalent to the additional lot coverage (in square feet) is provided on a podium-level landscaped courtyard or plaza. B. Community Benefits – Required Enhancements for Tier 2 and 3 Increased FAR, Density, and Height. 1. Purpose and Applicability. The community benefits program is established to provide incentives for higher intensity development not otherwise allowed by these zoning regulations, and to create new community benefits that may not otherwise result from development activity. The Planning Commission, through a discretionary review and public hearing process, may grant increased FAR, density, or building height in return for provision of specific community benefits, as listed below or subsequently identified by the City Council, if doing so is in the City’s interest and will help implement the General Plan, and in finding that these benefits cannot be realized without granting increased FAR, 8 height, and/or density. A variety of objectives are listed to ensure that proposed project features are appropriate for the site and surroundings, and to allow for a wide range of possible project types. 2. Tier 2 - Number of Community Benefits. The Planning Commission may approve Tier 2 projects if it determines that the project includes at least two community benefits from subsection (4) of this Section (Community Benefits Objectives). At least one affordable and workforce housing objective from (4)(a) shall be chosen. 3. Tier 3 - Number of Community Benefits. The Planning Commission may approve Tier 3 projects if it determines that the project includes at least three community benefits from subsection (4) of this Section (Community Benefits Objectives). At least one affordable and workforce housing objective from (4)(a) shall be chosen. 4. Community Benefit Options. a. Affordable and Workforce Housing. i. The project provides affordable housing at the rate of five percent for low-income households, or 10 percent for moderate-income households, as a percentage of the total number of housing units built (no in-lieu fee option). ii. The project qualifies for, and utilizes, a density bonus in compliance with the City’s affordable housing incentives (Chapter 25.63). b. Pedestrian Amenities. The project includes major pedestrian connections in excess of minimum pedestrian requirements. c. Public Plazas. i. The minimum area of any public plaza shall be 2,000 square feet; ii. The public plaza is owned, operated, and maintained by the developer or property manager in accordance with an approved maintenance plan to be reviewed and approved by the Community Development Director; iii. Each part of the public plaza shall be accessible from other parts of the open space without leaving the open space area; iv. The public plaza shall be on the ground level and directly accessible from the sidewalk, and be accessible to persons with disabilities; v. The public plaza shall be open to the public, without charge, each day of the year, except for temporary closures for necessary maintenance or public safety; and 9 vi. At a minimum, the following elements shall be included within the open space: trees and landscaping, seating, bicycle racks, trash and recycling receptacles, and signage that include hours of operation. d. Off-Site Streetscape Improvements. These provisions do not include improvements along the frontage of a development site that would normally be required. Examples of amenities include: i. Enhanced pedestrian and bicycle-oriented streetscapes. ii. Protected bicycle lanes and pedestrian pathways, improved bicycle and pedestrian crossings/signals, bicycle racks/shelters. iii. New pedestrian and bicycle connections to transit facilities, neighborhoods, trails, commercial areas, etc. iv. Removal of existing pedestrian and bicycle barriers (e.g. dead-ends and cul-de- sacs). v. Upgrading traffic signals to enhance pedestrian and bicycle safety. e. Cultural Arts Space. Includes space for visual arts, performing arts, artist housing, and other activities that support arts and culture. f. Pedestrian and Similar Paths and Connections between Adjacent Properties. To effectuate the goal of creating walkable and bikeable environments, improved pedestrian ways and other paths open to the public that accommodate easy movement across and between properties under separate ownership . g. Historic Preservation (Off-Site). Where there are no historic resources on the project site, the project provides for the permanent preservation of a building off site that is listed in the City’s inventory of historical resources through the recordation of a historic preservation agreement. h. Mode Split. The project provides for the permanent mode shift towards alternative transportation for building occupants through a Transportation Demand Management Program that achieves the objectives of General Plan Chapter VI: Mobility. Prior to the issuance of building permits, a covenant agreement shall be recorded that discloses the required Transportation D emand Management provisions. This agreement shall be recorded in the office of the County Recorder to provide constructive notice to all future owners of the property of any ongoing programmatic requirements. 10 i. Zero Net Energy. The project provides 100 percent of total building energy load measured as kilowatt per square foot through solar panels, wind turbines, or other renewable sources. j. Public Parking Facilities. The project provides publicly accessible parking to serve area-wide parking needs. To qualify, the parking spaces should be permanently available for public use and subject to easements or restrictions acceptable to the City. k. Flexible (Miscellaneous) Benefit. The applicant agrees to provide a currently undefined community benefit approved by the City Council that is significant and substantially beyond normal requirements. Examples are inclusion of a child care center or community event space in a new development project , off-site utility infrastructure improvements above and beyond those required to serve the development, additional funding for City programs such as contribution to a local façade improvement program, or subsidy for existing commercial tenants or other local small businesses. 25.40.040 Design Standards and Objective Design Criteria. In addition to the development standards in Section 25.40.030, the following design standards and criteria shall apply to all new development projects. A. Design Standards. All new development shall be designed to achieve the following objectives: 1. The design shall provide for internal compatibility between the different uses in terms of noise, hours of operation, vehicle and pedestrian circulation, access, use of open space, and other operating characteristics that affect quality of life. 2. Potential noise, odors, glare, pedestrian traffic, and other impacts on residents shall be minimized to allow a compatible mix of residential and nonresidential uses on the same site. 3. The design of the mixed-use project shall ensure that the residential units are of a residential character and that privacy between residential units and between other uses on the site is maximized. 4. The design of the structures and site planning shall encourage integration of the street pedestrian environment with the nonresidential uses through the use of plazas, courtyards, walkways, and street furniture. 5. Site planning and building design shall be compatible with and enhance the adjacent and surrounding built environment in terms of scale, building design, color, exterior materials, roof styles, lighting, landscaping, and signage. 11 B. Building Orientation, Entrances, and Articulation. 1. Orientation. The main building of a development shall be oriented to face a public street. Building frontages shall be generally parallel to streets. For all residential, retail, service, and office uses, at least one primary entrance to a ground-floor use shall face the adjacent street right-of-way. Ground-related entrances include entrances to ground-floor uses, residential units, clusters of residential units, lobbies, or private courtyards. 2. Ground-Floor Transparency. At least 75 percent of the of exterior walls on the ground floor facing the street shall include windows, doors, or other openings. 3. Nonresidential Entrances. Entries shall be clearly defined features of front façades and of a scale that is in proportion to the size of the building and number of units being accessed. Larger buildings shall have a more prominent building entrance while maintaining a pedestrian scale. 4. Transitional Space at Residential Entries. New residential buildings shall provide transitional spaces in the form of stoops, overhangs, and porches between public areas fronting the primary street and entrances. This type of element or equivalent shall be required for each unit or group of units, but no less than one of this type of element shall be provided. 5. Building Articulation. No street frontage wall may run in a continuous plane for more than 20 feet without an opening (door or window) or offsets, or as approved by the review authority if the project is constrained by unusual parcel size, shape, use, or other features that the responsible review authority accepts as rendering this requirement infeasible. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces. Offsets shall vary in depth and/or direction of at least 18 inches, or a repeated pattern of offsets, recesses, or projections of similar depth. 6. Parking Lot and Structure Location. Surface parking lots, to the greatest extent practicable, shall be located to the rear of a lot. Parking structures shall be integrated into building design unless a separate structure is require for fire safety purposes or due to the shape or configuration of a lot. C. Site Layout 1. Streetscape. Street frontages shall meet the standards set forth in Table 25.40-3 (NBMU Street Frontage Standards). 12 TABLE 25.40-3: NBMU STREET FRONTAGE STANDARDS Street Type Frontage – Measured from Back of Curb to Building Face El Camino Real – with frontage road Building Frontage Setback 15 ft. minimum from frontage road curb Walk Zone (Public) 10 ft. minimum Amenity/Planter Zone 5 ft. minimum Tree Wells 5 ft. by 5 ft. min. El Camino Real – without frontage road Building Frontage Setback 20 ft. minimum from frontage road curb Walk Zone (Public) 10 ft. minimum Amenity/Planter Zone 5 ft. minimum Tree Wells 5 ft. by 5 ft. minimum Mixed-Use Arterial (Trousdale Drive, Murchison Drive, California Drive) Building Frontage Setback 15 ft. minimum Walk Zone (Public) 10 ft. minimum Amenity/Planter Zone 5 ft. minimum Tree Wells 5 ft. by 5 ft. minimum Mixed-Use Collector (Magnolia Avenue) Building Frontage Setback 12 feet Walk Zone (Public) 6 ft. minimum Amenity/Planter Zone 5 ft. minimum Tree Wells 5 ft. by 5 ft. minimum Neighborhood Access (Ogden Drive, Marco Polo Drive) Building Frontage Setback 10 ft. Walk Zone (Public) 6 ft. minimum Amenity/Planter Zone 4 ft. minimum Tree Wells 4 ft. by 4 ft. minimum Build-To Lines At least sixty (60) percent of the structure shall be located at the Building Frontage Setback. Exceptions Exceptions to Building Frontage Standards may be granted to accommodate conflicts with recorded easements, rights-of- ways, etc. 2. Pedestrian Access. On-site pedestrian circulation and access shall be provided per the following standards: a. Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on- site open space areas or pedestrian amenities. b. To Circulation Network. Regular and convenient connections between on-site walkways and the public sidewalk and other existing or planned pedestrian routes, such as safe routes to school, shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage. 13 c. To Adjacent Areas. Direct and convenient access shall be provided from mixed-use projects to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security. d. To Transit. Safe and convenient pedestrian connections shall be provided from adjacent transit stops to building entrances. 3. Service and Delivery Areas. Service and loading areas shall be screened from residential areas and integrated with the design of the building. Special attention shall be given when designing loading facilities in a location that is proximate to residential uses. Techniques such as block walls, enhanced setbacks, or enclosed loading shall be used to minimize adverse impacts to residents. 4. Location of Residential Units. In mixed-use developments, it is the intent that residential units not occupy the ground floor within the first 50 feet of floor area mea sured from each building face adjacent to the street unless the review authority finds that the project is designed in a manner that a residential ground-floor component enhances the pedestrian environment. D. Landscaping. 1. Front and Street Side Setbacks. Within any required front setback area or side yard setback adjacent to a public street, at least 60 percent of the required setback area shall be landscaped to provide a transition to the sidewalk. 2. Parking Lot Screening. Where a surface parking lot abuts a public street, a minimum 10- foot-deep landscape buffer shall be provided between the sidewalk and the first parking row. 3. Parking Garage. Where the wall of a parking garage directly faces a public street, a minimum 10-foot-deep landscaped area shall be provided between the sidewalk and the parking structure wall. 4. Other. All landscaping shall comply with the provisions of Chapter XXXX of the Municipal Code. 14 25.39.050 Parking A. Off-Street Vehicle Parking. Parking shall be provided as set forth in Chapter 25.70 (Off- Street Parking), with the following exceptions for live/work units, stand-alone residential development, and the residential component of a mixed-use development: TABLE 25.40-4: NBMU OFF-STREET VEHICLE PARKING Number of Bedrooms in a Unit Minimum Number of Parking Spaces Required 0 (Studio) 1 space/unit 1 1 space/unit 2 1.5 spaces/unit for multifamily housing; 2 spaces/unit for live/work 3 or more 2 spaces/unit Guest parking None required B. Vehicle Parking Stall Dimensions. All parking stalls may be provided in a single dimension, eight and one-half feet in width by 17 feet in length, except for required accessible parking spaces which shall meet the dimensions required in the California Building Code in effect at the time a project is submitted for City review. No compact parking stalls shall be allowed if only a single dimension stall is used. C. Aisle Dimensions. All aisles within a parking area shall be as set forth in Table 25.40-5 (NBMU Parking Aisle Dimensions) TABLE 25.40-5: NBMU PARKING AISLE DIMENSIONS Parking Space Angle Required Backup Aisle (minimum) 90 degree 24 feet 60 degree 18 feet 30 degree 13 feet D. Stacked/Mechanical Parking. Parking utilizing stackers or mechanical systems may be approved with a Conditional Use Permit. E. Bicycle Parking. Bicycle parking shall be provided as set forth in Table 25.40-6 (NBMU Bicycle Parking). TABLE 25.40-6: NBMU BICYCLE PARKING Class Minimum Number of Parking Spaces Required Class I – Resident bicycles 0.5 spaces/unit Class II – Guest bicycles 0.05 spaces/unit 15 F. Electric Vehicle (EV) Charging Stalls. Five percent of all spaces shall be prepared for EV charging equipment. G. Parking Reductions for Transportation Demand Management (TDM) Plan. Projects utilizing a Transportation Demand Management (TDM) Plan per Section 25.40.030.B.4.f. shall be allowed up to 20 percent reduction in required off-street vehicle parking (not including bicycle parking and EV stalls), provided the project provides for a permanent mobility mode shift towards alternative transportation of 25 percent or greater for building occupants through the TDM program. 25.40.060 Review Procedures. A. Design Review Required. Design review shall be required pursuant to Chapter 25.57. B. Planning Commission Approval of Community Benefits Bonuses. The Planning Commission shall be the final review authority for an application for Tier 2 or 3 projects. In Attendance: Planning Commissioners Loftis and Terrones Community Development Director Gardiner, Planning Manager Hurin 1. PUBLIC COMMENTS, NON-AGENDA No members of the public were in attendance. 2. DISCUSSION ITEMS Comments applicable to all areas/general comments:  Need to develop concepts for streetscapes and urban design to accompany building standards. The appearance of a building is influenced by the design of the streetscape.  Would have one type of streetscape standard for the major thoroughfares such as Rollins Road and California Drive; another standard for the side streets.  Suggest referencing the Better Streets Plan in San Francisco for an example of how street types can be established.  Large parcel sizes suggest buildings could be very wide. Would want design increments of 25 feet, 50 feet, or 75 feet to break down exceedingly wide building facades. Consider maximum parcel sizes, otherwise could end up with really large buildings.  The ground floor is most important, and needs to be heavily articulated. The upper floors could tolerate wider facades if the ground floor is articulated. Suggests ground floors should be highly regulated.  Would like to see how wide Burlingame Avenue is in the new streetscape. The width seems appropriate for allowing a range of furnishings and activities such as street trees, sidewalk dining, and seating.  Difficult to visualize what the various Floor Area Ratios would look like on typical lots. Would like to have the standards tested.  Interested in the Minor Conditional Use Permit concept. Would allow staff to make a determination, with FYI memo to the Planning Commission to allow them to weigh in if commissioners have concerns. Suggests Commercial Recreation could be a Minor CUP within the Rollins Road area (but remain a regular CUP outside of the Rollins Road area). Comments applicable to North Burlingame Mixed Use Zone – Interim Standards:  Could consider buildings taller than 75 feet if they are located on El Camino Real. Would like to see how tall the mixed use buildings in Millbrae on El Camino Real City of Burlingame BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Meeting Minutes Zoning Ordinance Update Subcommittee Monday, October 1, 2018 8:00 AM Conference Room A are. They are set back from the street behind the frontage roads, so the height is less imposing than if they were built right to the sidewalk.  Taller buildings can work if the upper floors are stepped back. Suggestion of allowing the façade at the edge of the street to be up to 5 stories, then step back the upper floors. A five story façade can be comfortable provided the sidewalk and setback is generous enough, and the façade is well articulated.  North Burlingame seems to be an appropriate location for taller buildings. It is no t Downtown, it is a transit center.  Likes the direction of the requirement that on taller buildings, 35% of the linear frontage of the upper floors be stepped back. Suggests the step backs be required above the fourth or fifth floors, rather than the second floor as proposed in the draft standards.  Amenable to the concept of private and common open space being able to be interchanged, as proposed. Needs to distinguish between common open space associated with a project’s residents compared to public open space associated with a community benefit. The community benefit open space should be above and beyond the common open space requirements.  The area to the west of Marco Polo Way/Ogden Drive needs to be treated differently, to provide a transition to the lower-scale neighborhoods adjacent. Comments applicable to North Rollins Road Mixed Use Zone – Interim Standards:  Taller buildings can be appropriate for the North Rollins Road area. 75 feet seems to be an appropriate standard.  Concern with having live/work uses on the ground floor. Ground floors need to be vibrant; concern live/work will not provide activity on the ground floor.  Could be OK to have live/work on the ground floor if it is associated and connected to a unit directly above. Comments applicable to California Drive Mixed Use Zone – Interim Standards:  Should allow a range of uses. It is a diverse area.  Only multifamily residential is listed as an allowed residential use. There are existing nonconforming single family houses in the zone as well. 3. FUTURE MEETING ITEMS  Streetscape standards  Visualize/test proposed FARs  Will need to meet more than once per month if the interim standards are to be adopted within a close timeframe of the General Plan. Suggest meeting in one or two weeks. 4. ADJOURN The meeting was adjourned at 9:30 a.m. In Attendance: Planning Commissioners Kelley, Loftis and Terrones Community Development Director Gardiner, City Attorney Kane Member of the Public: Elaine Breeze, SummerHill Apartment Communities 1. APPROVAL OF MINUTES Minutes were approved with two clarifications:  In the comment to allow a “Minor Conditional Use Permit” for Commercial Recreation uses, the interest would only apply to the Rollins Road area given the symbiotic relationship between Commercial Recreation and Industrial uses. A regular Conditional Use Permit would continue to be required outside of t he Rollins Road area.  The suggestion that a five story façade could be comfortable provided the sidewalk and setback is generous enough, clarification should be added that the façade would also need to be well-articulated. 2. PUBLIC COMMENTS, NON-AGENDA No public comments on non-agenda matters. 3. DISCUSSION ITEMS City Attorney Kane provided direction that the intent is for the interim zoning to be adopted by the City Council concurrently with the General Plan. Comments applicable to all areas/general comments:  The nature of the streetscapes will be different, depending on the width, volume of traffic, and land uses along each street.  The General Plan Circulation Network provides a good framework for establishing types of street frontages.  Incentives or requirements should be established to provide connections between properties, given how large some of the parcels are.  Street frontage standards should be measured from back of curb, so that the width of the curb does not need to be subtracted from the wi dth of the sidewalk area. City of Burlingame BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Draft Meeting Minutes Zoning Ordinance Update Subcommittee Friday, October 19, 2018 8:00 AM Conference Room A  Public benefit options could include a Transfer of Development Rights (TDR) to allow greater public benefits on a site.  Could consider an option for providing an off -site park/open space option.  Should establish maximum setbacks/build-to line as well as minimum setbacks, to ensure buildings interface with the street. Could require a certain percentage of a building to be situated at the build-to line, such as 60%.  Unclear why there is a standard for minimum lot sizes, given the are as have already been subdivided. Suggested removing the standard. Comments applicable to North Rollins Road Mixed Use Zone – Interim Standards:  Rollins Road has to possibility to be calmed through streetscape design such as sidewalk bulbouts and a canopy of street trees.  Questioned why Residential and Live/Work were proposed to require Conditional Use Permits rather than be allowed as a Permitted use. Given the detailed development standards, could allow them as a Permitted use.  Suggestion that the residential notice provision note potential noise and odors from “non-residential” uses, rather than “commercial and industrial” uses in the draft. Also suggest that the notice be provided in residential leases, as well as CC&Rs, so that tenants in rentals are also advised.  Site layout standards for location of parking and service and delivery areas in Sections C.3 and C.4 should clarify that they apply to exposed/surface parking areas, not enclosed garage areas. Comments applicable to North Burlingame Mixed Use Zone – Interim Standards:  Could consider buildings taller than 75 feet if they are located on the east side of El Camino Real, particularly in the block between Murchison Drive and Trousdale Drive. Could consider buildings taller than 100 feet provided they meet the frontage and articulation standards.  Interest in allowing taller buildings on the east side of El Camino Real south of Trousdale Drive, but concern with the interface with the low-density residential neighborhood on Dufferin Avenue. Uncertain where or how to lower the height closer to Dufferin Avenue. 4. FUTURE MEETING ITEMS The subcommittee will next review the draft General Provisions chapter. 5. ADJOURN The meeting was adjourned at 9:30 a.m. December 11, 2012 BURLINGAME AVE. STREETSC APE IMPROVEMENTS 0 1” =2’ 1 2 4 A. CHARCOAL (~20%) B. AGAVE (~50%) C. MOCHA BROWN (~10%) D. GRANADA WHITE (~20% and zone designation) Pages from Burlingame Avenue Streetscape Commercial throughways such as Van Ness Avenue or Divisadero Street move significant volumes of people across town in a variety of travel modes and attract them to shop, eat, and play from across the city. Vehicular trac on these throughways tends to be relatively fast and continuous and transit service is often have a comfortable pedestrian realm with significant pedestrian amenities and public spaces. Considerations High levels of pedestrian activity  Desire for generous pedestrian environment  and public realm High volume and speed of through trac  Important transit functions  Access needs for local businesses  Commercial throughways attract a high volume of pedestrians and visitors, and are also signicant transpo rtation corridors Additional Guidelines Tree grates should be considered in high  pedestrian volume areas, where capital and maintenance budgets allow. For specic stormwater control measures,  see Section 6.2. Commercial Throughways 15’ Typical section Marked crosswalks with curb ramps (Section 5.1) Pedestrian signals (countdown and APS) (5.2) Street trees (6.1) Corner curb extensions (5.2) Pedestrian- scale lighting (6.3) Site furnishings (6.5) Special paving in furnishings zone (6.4) Stormwater control measures (6.2) Sidewalk planters (planter boxes) (6.1) Standard Improvements CHAPTER 4.0| B E TTE R STREET S P L A N62 Pages from Better Streets Plan - San Francisco 08 09 01 02 05 06 10 11 12 13 03 04 07 ** Site plans in this chapter are for representational puposes only; individual elements may not be appropriate as shown. For specific guidelines, see Chapters 5 and 6. Boulevard treatment (5.8) Center median (5.4) Flexible use of parking lane (5.6) Mid-block bulb-out (5.2) Extended bulb-out (5.2) Perpendicular or angle parking (5.6) Transit bulb- out or boarding island (5.5) 04 06 05 09 08 10 11 Parking lane planters (5.6) 12 13 Sidewalk pocket park (5.8) 07 Pedestrian refuge island (5.4) Mid-block crossing (5.1) 01 High visibility crosswalks (5.1) 02 03 Special crossing treatments (warning signs, beacons, etc. (5.1) Case by Case Additions CHAPTER 4.0bETTER STREETS PlAN | 63 15’ Neighborhood commercial streets, such as Clement, Taraval, Valencia, Polk, and Leland Avenue, include many of San Francisco’s most vibrant streets, handling continuous activity throughout the day. They are the streets where San Francisco residents do their daily errands, meet with friends, and shop and play on the weekends. Short-term parking for customers and space for loading facilities are essential components of commercial districts. However, parking and loading facilities often compete for the same space as desired features such as corner bulb- outs or pedestrian plazas. Managing parking and loading facilities efficiently and effectively can serve both the needs of local businesses while enabling improvements to the public realm. Considerations High levels of pedestrian activity ƒ Desire for generous pedestrian envi- ƒ ronment and public realm Important transit functions ƒ Access needs for local businesses ƒ Neighborhood commercial streets are the heart of, and serve the daily needs of San Francisco’s many neighborhoods Additional Guidelines Tree grates should be considered in high ƒ pedestrian volume areas, or where capital and maintenance budgets allow. For specific stormwater control measures, ƒ see Section 6.2. Neighborhood Commercial Typical section Marked crosswalks with curb ramps (Section 5.1) Pedestrian signals (countdown and APS) (5.2) Street trees (6.1) Corner curb extensions (5.2) Pedestrian- scale lighting (6.3) Site furnishings (6.5) Special paving in furnishings zone (6.4) Stormwater control measures (6.2) Sidewalk planters (planter boxes) (6.1) Standard Improvements CHAPTER 4.0| bETTER STREETS PlAN64 08 09 01 02 05 06 10 11 12 13 03 04 07 ** Site plans in this chapter are for representational puposes only; individual elements may not be appropriate as shown. For specific guidelines, see Chapters 5 and 6. Mid-block bulb-out (5.2) Mid-block crossing (5.1) 04 01 06 05 09 08 10 11 Rasied crossing (5.1) Flexible use of parking lane (5.6) Sidewalk pocket park (5.8) Parking lane planters (5.6) Perpendicular or angle parking (5.6) Transit bulb-out or boarding island (5.5) 12 High visibility crosswalks (5.1) Pedestrian refuge island (5.4) 13 Extended bulb-out (5.2) Shared public way (5.8) 02 07 03 Special crossing treatments (warning signs, beacons, etc. (5.1) Case by Case Additions CHAPTER 4.0bETTER STREETS PlAN | 65 As the city continues to experience economic and population growth, more areas in and adjacent to the downtown, such as Rincon Hill and South Beach, have come to share the density and intensity of the commercial areas of downtown. These areas have high residential densities and large buildings. As these areas change to residential uses, the streets should be appropriate for residential living, with generous sidewalks, plantings, and furnishings. As many of these areas are deficient in open space, the streets should include places for neighbors to gather, relax, and recreate. Considerations High levels of pedestrian activity ƒ Need for increased public open space ƒ High volume of through traffic ƒ Downtown residential streets often must be reformatted to create an appropriate living environment Additional Guidelines Tree grates should be considered in high ƒ pedestrian volume areas, or where capital and maintenance budgets allow. For specific stormwater control measures, ƒ see Section 6.2. Street trees (6.1) Pedestrian- scale lighting (6.3) Corner curb extensions (5.2) Marked crosswalks with curb ramps (Section 5.1) Site furnishings (6.5) Special paving in furnishings zone (6.4) Stormwater control measures (6.2) Pedestrian signals (countdown and APS) (5.2) 15’ Typical section Sidewalk planters (6.1) Downtown Residential Standard Improvements CHAPTER 4.0| bETTER STREETS PlAN66 08 06 01 04 09 10 11 12 05 02 03 07 ** Site plans in this chapter are for representational puposes only; individual elements may not be appropriate as shown. For specific guidelines, see Chapters 5 and 6. 04 01 06 05 09 08 11 10 12 Boulevard treatment (5.8) Sidewalk pocket park (5.8) Parking lane planters (5.6) Perpendicular or angle parking (5.6) Transit bulb- out or boarding island (5.5) Center median (5.4) Mid-block bulb-out (5.2) High visibility crosswalks (5.1) Pedestrian refuge island (5.4) Extended bulb-out (5.2) Mid-block crossing (5.1) 02 07 03 Special crossing treatments (warning signs, beacons, etc. (5.1) Case by Case Additions CHAPTER 4.0bETTER STREETS PlAN | 67 Residential throughways such as 19th Avenue, Guerrero, California, Oak and Fell Streets have high levels of fast-moving traffic with residential land uses. As such, they are often not designed to serve residential uses, and can be unpleasant to walk or live along. Streetscape improvements should focus on buffering the sidewalk and adjacent homes from vehicles passing in the street and providing a generous, useable public realm through landscaping, curb extensions, or widened sidewalks where roadway space allows. Considerations High volume and speed of through traffic ƒ Need for increased public open space ƒ Need for improved pedestrian buffering from through traffic ƒ Frequent driveway cuts ƒ Additional Guidelines For specific stormwater control measures, ƒ see Section 6.2. Special paving in furnishings zone and site ƒ furnishings should be considered as capital and maintenance budgets allow. Sidewalk planters (6.1) Street trees (6.1) Pedestrian- scale lighting —at corners (6.3) Corner curb extensions (5.2) Marked crosswalks with curb ramps (Section 5.1) Stormwater control measures (6.2) Pedestrian signals (countdown and APS) (5.2) Residential Throughways 15’ Typical section Standard Improvements CHAPTER 4.0| bETTER STREETS PlAN68 08 12 01 04 05 06 10 11 09 02 03 07 ** Site plans in this chapter are for representational puposes only; individual elements may not be appropriate as shown. For specific guidelines, see Chapters 5 and 6. 04 01 06 09 08 10 11 Boulevard treatment (5.8) Sidewalk pocket park (5.8) Parking lane planters (5.6) Perpendicular or angle parking (5.6) Transit bulb-out or boarding island (5.5) Center median (5.4) High visibility crosswalks (5.1) Pedestrian refuge island (5.4) Extended bulb-out (5.2) Mid-block crossing (5.1) 02 07 03 Special crossing treatments (warning signs, beacons, etc. (5.1) 05 Mid-block bulb-out (5.2) 12 Case by Case Additions CHAPTER 4.0bETTER STREETS PlAN | 69 Neighborhood residential streets are quieter residential streets with relatively low traffic volumes and speeds. Though they have low levels of activity relative to other street types, they play a key role to support the social life of a neighborhood. Residential streets should feel safe, comfortable, and cared for. Residents may think of the street outside their home as an extension of their home or a neighborhood commons. Improvements should focus on slowing traffic, providing useable space and amenities, and making improvements that encourage residents to take pride and ownership of the streetscape outside their front door. Considerations Need for traffic calming in some cases ƒ Need for increased public open space ƒ Opportunities for community stewardship ƒ Frequent driveway cuts ƒ Neighborhood residential streets are San Francisco’s front yards, and should encourage neighborly interaction Curb ramps (5.1) Additional Guidelines Neighborhood residential streets with wider crossings ƒ (generally > 40’), or higher traffic volumes and speeds (generally > 25 mph) should consider corner curb exten- sions and marked crosswalks. Neighborhood residential streets may include a continuous ƒ landscaped permeable strip in the Furnishings Zone. For specific stormwater control measures, see Section 6.2. ƒ Special paving in furnishings zone and site furnishings ƒ should also be considered as capital and maintenance budgets allow. Sidewalk planters —continuous planting strip (6.1) Street trees (6.1) Pedestrian- scale lighting —at corners (6.3) Stormwater control measures (6.2) Neighborhood Residential 12’ Typical section Standard Improvements CHAPTER 4.0| bETTER STREETS PlAN70 05 06 01 02 03 04 07 08 09 ** Site plans in this chapter are for representational puposes only; individual elements may not be appropriate as shown. For specific guidelines, see Chapters 5 and 6. Traffic circle (5.7) Rasied crossing — at throughway intersections (5.1) Chicane (5.7) 0201 0403 0605 0807 09 Extended bulb-out (5.2) Sidewalk or median pocket park (5.8) Parking lane planters (5.6) Perpendicular or angle parking (5.6) Mid-block bulb-out (5.2) Shared public way (5.8) Case by Case Additions CHAPTER 4.0bETTER STREETS PlAN | 71 Industrial streets are defined by large-scale production, distribution, and repair facilities that have an assortment of challenging impacts on streetscape character. These streets typically have a less active street frontage punctuated by large driveways, loading docks, and other auto-serving facilities, and front on wide streets that accommodate large trucks. Sidewalks and streetscape amenities are often minimal. While these streets must serve heavy trucks and loading functions, they should also consider the pedestrian realm for workers and others passing through. Considerations Access needs for local businesses, including ƒ loading activities and heavy trucks Relatively low pedestrian volumes; however, ƒ need for pedestrian safety and comfort in challenging environment Need for public spaces for workers to take ƒ breaks Industrial streets must serve major freight and loading activities, but should still have a safe and comfortable pedestrian realm Additional Guidelines Industrial streets should use property line ƒ plantings and street trees where trees are not possible adjacent to the curb For specific stormwater control measures, see ƒ Section 6.2. Curb ramps (5.1) Street trees (6.1) Stormwater control measures (6.2) Industrial 10’ Typical section Standard Improvements CHAPTER 4.0| bETTER STREETS PlAN72 01 02 03 04 05 ** Site plans in this chapter are for representational puposes only; individual elements may not be appropriate as shown. For specific guidelines, see Chapters 5 and 6. 0201 0403 Transit bulb- out or boarding island (5.5) Mid-block bulb-out (5.2) Extended bulb-out (5.2) Center median (5.4) Perpendicular or angle parking (5.6) 05 Case by Case Additions CHAPTER 4.0bETTER STREETS PlAN | 73 Mixed-use streets such as those in SoMa or Showplace Square serve a variety of low-intensity industrial uses, as well as a growing number of residences, shops, and services. Their use and character are in a state of constant change, and streets must reflect this changing character and serve a variety of needs. Mixed use streets are often wide streets, with high volumes of fast-moving traffic. Streetscape treatments should include landscaping, pedestrian safety elements, public space uses, and other amenities to complement current and future land use. Considerations Access needs for local businesses, including ƒ loading activities and light trucks High volume and speed of through traffic ƒ Need for increased public open space ƒ Need for improved pedestrian buffering from ƒ through traffic Need for flexibility to accomodate changing uses ƒ Industrial mixed-use streets serve a changing mix of land uses Additional Guidelines Tree grates, pedestrian lighting, special paving in ƒ the furnishings zone and site furnishings should be considered in high pedestrian volume areas, or where capital and maintenance budgets allow. For specific stormwater control measures, see ƒ Section 6.2. Sidewalk planters (6.1) Street trees (6.1) Corner curb extensions (5.2) Marked crosswalks with curb ramps (Section 5.1) Stormwater control measures (6.2) Pedestrian signals (countdown and APS) (5.2) Mixed-Use 15’ Typical section Standard Improvements CHAPTER 4.0| bETTER STREETS PlAN74 08 0912 01 04 05 06 11 10 10 02 03 07 ** Site plans in this chapter are for representational puposes only; individual elements may not be appropriate as shown. For specific guidelines, see Chapters 5 and 6. Boulevard treatment (5.8) Center median (5.4) Mid-block bulb-out (5.2) Mid-block crossing (5.1) 04 01 06 05 09 08 10 11 Flexible use of parking lane (5.6) Sidewalk pocket park (5.8) Parking lane planters (5.6) Perpendicular or angle parking (5.6) Transit bulb-out or boarding island (5.5) 12 High visibility crosswalks (5.1) Pedestrian refuge island (5.4) 13 Extended bulb-out (5.2) 02 07 03 Special crossing treatments (warning signs, beacons, etc. (5.1) Case by Case Additions CHAPTER 4.0bETTER STREETS PlAN | 75 Mixed-Use 52 | City of Mountain View Sidewalks The follow ing sidewalk g uide lines will he l p i m ple m ent a wide a nd comfortable walking area, bue red from noise and fast-moving cars. They also create attractive transition areas between the public and private spaces along the front of buildings. Sidewalks are divided into three zones from curb to building face. The first is the PLANTER ZONE , where street trees, traffic control devices and lighting are located; the planter zone provides a buer between the walk zone and the street. The second is the WALK ZONE , where movement of people is the priority. Last is the FRONTAGE ZONE , which is on private property and provides buer f rom walls and allows people to access buildings without interfering with the walk zone. These zones are illustrated in Figure 28. 1. Planter zone dimensions. The planter zone should be five feet from the face of curb to the walk zone. This could be slightly less if necessary to ensure a comfortable and adequate walk zone. In bulbout locations, the planter zone should be widened to the new curb location. 2. Planter lengths. Planters in the Primary Pedestrian Area should be no more than 8 feet long. In the Secondary Pedestrian Area, they should be more continuous, with gaps to provide periodic access to street parking. 3. Planter z one ch aracter (comme r c i al). In locations f ronting commercial uses, the space between planters should be designed as an extension of the walk zone, though special materials may be used to die rentiate the area. 4. W alk zone dimensions. The walk zone should be a minimum seven feet wide, remain completely clear of obstructions and encroachments and meet all applicable ADA regulations. The walk zone may take up a portion of the front yard setback area to meet walk zone and planter zone width requirements. 5. Fr ontage zone. This area may be appropriate for outdoor display, seating, stoops, porches, accent landscaping, trees to screen residential and office uses, etc. Standards and guidelines for this zone are located in Chapter 2: Development Standards and Guidelines. 6. Pedestrian easements. Public access easements on private property are encouraged (when not required) to expand the sidewalk and usable pedestrian area. Pages from El Camino Real Precise Plan - Mountain View Chapter 3: Streets and Streetscapes El Camino Real Precise Plan | 53 Figure 28: Pedestrian Zones and Sidewalk Character EL CAMINO REAL MOUNTAIN VIEW, CA | DECEMBER 2014 | CITY OF MOUNTAIN VIEW 010'20' SIDEWALK DESIGNProperty LineCOMMERCIAL USE RESIDENTIAL/ OFFICE USES 6' to 11' FRONTAGE/ SETBACK ZONE 7'-0" WALK ZONE 5'-0" EDGE/ AMENITY PLANTER ZONE 16' to 25' 12' to 21' FRONTAGE/ SETBACK ZONE 7'-0" WALK ZONE 5'-0" EDGE/ AMENITY PLANTER ZONE REQUIRED SETBACK 8'10' to 15' EXISTING SIDEWALK PROPERTY LINE REQUIRED SETBACK 8' EXISTING SIDEWALK PROPERTY LINEPUBLIC ACCESS EASEMENT PUBLIC ACCESS EASEMENT Property Line CALIFORNIA NEWSPAPER SERVICE BUREAU DAILY J OURNAL CORPORATION Mailing Address: 915 E FIFIST ST, LOS ANGELES, CA 90012 Telephone (800) 788-7840 / Fax (800) 464.2839 Visit us @ www. LegalAdstore.com PLANNING DEPABTMENT CIry OF BURLINGAME/COMM. DEV, DEPT 501 PRIMROSE BOAD BURLINGAME, CA 940'I O COPY OF NOTICE Nolice Type: Ad Descdption NPEN 3190104 NOTICEOFPUBLrc HEAF'IGIhE CITY OF 6UELI'}GAIE Ptrta{t6 co}rclo *rl hord a FJ c heanoo lo c6sid., arendrenrs'ro Tlie 25 0l fle Bud'nqm Munrc'pal C.{b,rhe zonrng odnane. lo adoE intsim $andards rq 'le tlorh Bdlins Ftoad Mix€d L,se Z@ .nd tbrnrB{ni.@ Mixedt e Zm.rhs Frd,ng Cdmssonwill 'eres lh3 propoG€d intenm lBlulations, andrEte a lmlmdrlsrid b lhe lx:Enm s[ b€ ndd dTo.&r, t.o!,! n!.. ll, 2orl, al70o P.n 'n fie Cry Herr annd chrrti.G 5Ir1 Pdhr@ Boed, Bu,nnqam, C6l omia Tne sbtl EF,l lo. |has nm and copis ol th€ FopGdaftndiMls rlay be €Mev€d Prtor io ihe lElho ar lhe co(mJnty Devdoe,rEn Depatho.ri PtdninqD'Mso, EunhoanE CilyHalr 501 Pn i& Ftoad.8uir.sare: dd d theCrys E&& alm.budinqEre oq Fs adon'6ar inldnEiorl ceae carr fi€ Emnno orEo al t650) 5sa-7250 To be pldished Thu6day, 11t1118 IPEI'I31g0llxt EIAMTEN . BOUTOUE t VILLAGEF HRG NOTICE OF HEARING rc 11.13.18 - amend muni code inlerim sland tor No RR Mixed Use & No Bgame Mixed Use To the right is a copy ol the notice you sent to us for publication in the BOUTIOUE & VILLAGER. PIease .ead this notjce carelully and call us with any conections. The Proof ol Publication will be filed with the County Clerk, il required, ard mailed to you atler lhe last date below. Publication date(s) for this notice is (are): 11/01/2018 The charge(s) lor this order is as follows. An invoice will be sent after the last dale ol publication. ll you prepaftl this order in full, you will not receive an Publicalion Total $54.00 $9.00 llilllilr!iltilililililt!ilt!il]ilr!ilfliltfliltililililil*A000004900883* PROJECT LOCATION 1648 Barroilhet Avenue Item No. 9a Design Review Study City of Burlingame Design Review Address: 1648 Barroilhet Avenue Meeting Date: November 13, 2018 Request: Application for Design Review for a new, two-story single family dwelling (existing detached garage will be retained). Applicant and Designer: Randy Grange, TRG Architects APN: 028-316-150 Property Owners: Debbie and William Clifford Lot Area: 6,950 SF General Plan: Low Density Residential Zoning: R-1 Background: The subject property is located within the Burlingame Park No. 2 subdivision. Based upon documents that were submitted to the Planning Division by a Burlingame property owner in 2009, it was indicated that the entire Burlingame Park No. 2, Burlingame Park No. 3, Burlingame Heights, and Glenwood Park subdivisions may have historical ch aracteristics that would indicate that properties within this area could be potentially eligible for listing on the National or California Register of Historical Places. Therefore, for any property located within these subdivisions, a Historic Resource Eva luation must be prepared prior to any significant development project being proposed to assess whether the existing structure(s) could be potentially eligible for listing on the National or California Register of Historical Places. A Historic Resource Evaluation was prepared for this property by Page & Turnbull, Inc., dated December 21, 2017. The results of the evaluation concluded that it is not eligible for individual listing on the California Register of Historical Resources under any criteria. Therefore, the proposed project may be categorically exempt from the California Environmental Quality Act per Section 15303 (a) of the CEQA Guidelines, which states that construction of a limited numbers 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, this exemption may be applied to the construction or conversion of up to three (3) single -family residences as part of the project. Project Description: The proposed project includes demolishing an existing two-story single family dwelling and building a new two-story single family dwelling in its place. The existing detached garage (515 SF) would be retained. The new house would contain a total floor area of 3,661 SF (0.52 FAR), where 3,724 SF (0.53 FAR) is the maximum allowed. The proposed project is 63 SF below the maximum allowed FAR. The new single family dwelling will contain four bedrooms. The existing detached garage provides one covered parking space (15’-4½” x 20’-0¾” clear interior dimensions provided where 9’-0” x 18’-0” is allowed for an existing one car garage). One uncovered parking space (9’-0” x 20’-0”) is provided in the driveway. Therefore, the project is in compliance with off-street parking requirements. All other Zoning Code requirements have been met. The applicant is requesting the following application:  Design Review for a new, two-story single family dwelling (CS 25.57.010 (a) (1)). This space left blank intentionally left blank. Item No. 9a Design Review Study Design Review 1648 Barroilhet Avenue 2 1648 Barroilhet Avenue Lot Size: 6,950 SF Plans date stamped: October 22, 2018 PROPOSED ALLOWED/REQ’D SETBACKS Front (1st flr): 20’-1” 20’-0” (block average) (2nd flr): 21’-6” 20'-0" Side (left): (right): 4’-0” 10’-2” 4'-0" 4'-0" Rear (1st flr): (2nd flr): 59’-6½” 59’-6½” 15'-0" 20'-0" Lot Coverage: 2,495 SF 35.8% 2,780 SF 40% FAR: 3,661 SF 0.52 FAR 3,724 SF ¹ 0.53 FAR # of bedrooms: 4 --- Off-Street Parking: 1 covered (15’-4½” x 20’-0¾ ”) 1 uncovered (9’ x 20’) 1 covered (9 ’x 18’ for existing) 1 uncovered (9' x 20') Building Height: 29’-5¾ ” 30'-0" DH Envelope: complies CS 25.26.075 ¹ (0.32 x 6,950 SF) + 1100 SF + 400 = 3,724 SF (0.53 FAR) Staff Comments: None Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components . Sonal Aggarwal Contract Planner c. Randy Grange, applicant and designer Debbie and William Clifford, property owners Design Review 1648 Barroilhet Avenue 3 Attachments: Application to the Planning Commission Notice of Public Hearing – Mailed November 2, 2018 Area Map Separate Attachments: Historic Resource Evaluation conducted by Page & Turnbull, Inc ., dated December 21, 2017 DPR 523A (9/2013) *Required information State of California  The Resources Agency Primary #______________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI #__________________________________________________ PRIMARY RECORD Trinomial______________________________________________ NRHP Status Code __6Z________________________________ Other Listings_____________________________________________________________________ Review Code________ Reviewer________________________ Date_______________ Page 1 of 14 Resource name(s) or number (assigned by recorder) 1648 Barroilhet Avenue P1. Other Identifier: N/A *P2. Location: Not for Publication Unrestricted *a. County San Mateo *b. USGS 7.5’ Quad San Mateo, Calif. Date 1999 *c. Address 1648 Barroilhet Avenue City Burlingame Zip 94010 *e. Other Locational Data: Assessor’s Parcel Number 028-316-150 *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries.) 1648 Barroilhet Avenue is a two-story vernacular residence with Tudor Revival design features and a rectilinear plan. It is located in the Burlingame Park neighborhood on a 7,200 square-foot rectangular parcel on the north side of Barroilhet Avenue, between Costa Rica Avenue on the east and Occidental Avenue on the west (Figure 1). It was constructed in 1922 and the architect and/or builder is unknown. The wood-framed, stucco-clad residence sits on a poured concrete foundation and is set back on the lot, allowing for a reasonably deep front lawn. The residence features a projecting shed-roofed entry portico at the primary (south) façade, which is accessed via a concrete path and brick steps. The main volume of the residence is capped with two open gables at each side façade with an additional open gable at the primary façade. The roofs of all portions of the residence are clad with composite shingles. All windows feature wood casings, sash, muntins, and slightly projecting wood sills. A driveway on the east side of the property extends from Barroilhet Avenue to a detached single-car garage located at the rear northeast side of the parcel. All photographs were taken by Page & Turnbull on December 1, 2017, unless otherwise indicated. (See Continuation Sheet) *P3b. Resource Attributes: (list attributes and codes) HP2: Single Family Residence *P4. Resources Present: Building Structure Object Site District Element of District Other P5b. Photo: (view and date) View of the primary façade, December 1, 2017 *P6. Date Constructed/Age and Sources: historic 1922 (municipal water record and original building permit) *P7. Owner and Address: Deborah McDonald 1648 Barroilhet Avenue Burlingame, CA 94010 *P8. Recorded by: Page & Turnbull, Inc. 417 Montgomery Street, 8th Floor San Francisco, CA 94104 *P9. Date Recorded: December 21, 2017 *P10. Survey Type: Intensive *P11. Report Citation: (Cite survey report and other sources, or enter “none”) None *Attachments: None Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record  Other (list) P5a. Photo State of California  The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 2 of 14 Resource Name or # (Assigned by recorder) 1648 Barroilhet Avenue *Recorded by Page & Turnbull, Inc. *Date December 21, 2017  Continuation  Update DPR 523L *P3a. Description: (continued) The primary façade of 1648 Barroilhet Avenue features a two-story main volume that faces southeast onto Barroilhet Avenue (Figure 1). For ease of description, the closest cardinal directions will be used to describe the building façades. The primary (south) façade features two primary portions, and a recessed portion of the second story at the far left (west) side. The left (west) portion of the primary façade features an open gable peak, which has rounded shingled edges, while all other rooflines of the residence are trimmed with a simple wood molding and gutters. It has a tri-partite window (fixed window at center flanked by six- lite, out-swinging windows) at the raised ground story and a six-lite window with a wooden flower box beneath the gable peak (Figure 2). Behind the open gable is the visible recessed portion of the second story, which features a south-facing multi-lite window. The right (east) portion of the primary façade projects a few feet to the south and features a solid wood-paneled entry door that is recessed within a portico framed with Classical-style pilasters, brackets, and a wood lintel. A six-lite window sits to the right of the entry opening. The entry is accessed via three brick steps up to a concrete landing (Figures 3 to 5). Figure 1. Current aerial photograph of 1648 Barroilhet Avenue (outlined in orange). Source: Google Maps, 2017. Edited by Page & Turnbull. State of California  The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 3 of 14 Resource Name or # (Assigned by recorder) 1648 Barroilhet Avenue *Recorded by Page & Turnbull, Inc. *Date December 21, 2017  Continuation  Update DPR 523L Figure 2. Left (west) portion of primary façade with open gable, looking north. Figure 3. Right (east) portion of primary façade and main entry door, looking north. Figure 4. Main entry door. Figure 5. Window at right of main entry. State of California  The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 4 of 14 Resource Name or # (Assigned by recorder) 1648 Barroilhet Avenue *Recorded by Page & Turnbull, Inc. *Date December 21, 2017  Continuation  Update DPR 523L The east façade of the residence contains three distinct portions. The two end portions feature jerkinhead-roofed gables, also known as clipped gables, flanking a one-story center portion (Figure 6). The gable at the left (south) portion is set back slightly from the main plane of this façade and is more like a dormer. This portion features two pairs of nine-lite windows at the raised ground story and one pair of six-lite windows at the dormer (Figure 7). The center portion contains a pair of single-hung, six-over- six windows with ogee lugs at the ground story (Figure 8). A single-hung, one-over-one window sits to the right of the center portion with a screen in the lower sash. The right (north) portion features a partially glazed wood door at the left side beside a nine- lite window just above grade to the right (Figure 9). The second story features a one-over-one window at center while a three-lite clerestory window is just below the roofline. Figure 6. East façade at driveway, looking northwest. Figure 7. Leftmost portion of east façade with dormer. Figure 8. Center portion of east façade. Figure 9. Rightmost portion of east façade. State of California  The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 5 of 14 Resource Name or # (Assigned by recorder) 1648 Barroilhet Avenue *Recorded by Page & Turnbull, Inc. *Date December 21, 2017  Continuation  Update DPR 523L The rear (north) façade is comprised of two bays of openings. The left (east) bay features a nine-lite wood-paneled door, which is accessed from the driveway through a high wood gate and concrete path. A nine-lite window sits just above grade at the right (west) bay. The rear façade’s second story features single-hung windows with lower screens and louvered wood shutters in both bays. The rear portion of the residence’s gable roof features a gambrel roof extension across the length of the rear façade (Figures 10 to 11). Figure 10. Rear (north) façade, looking south. Figure 11. Left (east) side of rear façade (at right), garage, and gate, looking east. The west façade of the residence abuts a narrow concrete path and wood fence at the adjacent property line. The façade exhibits three distinct portions similar to the east façade. The left (north) portion contains a single-hung, six-over-six window at grade, a pair of similar-style single-hung windows, and a partial-height six-lite window at the second story. Below the clipped gable roof is a three-lite clerestory window, similar to the east façade (Figures 12 to 13). The center of the west façade features a recessed portion with a single-hung, six-over-six window with ogee lugs. A projecting glazed sunroom is capped with a flat roof and is accessed via four brick steps from the narrow side path (Figure 13). The north-facing plane of the sunroom features a fully glazed, multi-lite wood door with multi-lite sidelites and a transom (Figure 14). The west-facing plane contains three pairs of out-swinging windows topped with multi-lite transoms. The sunroom’s south-facing façade returns to the main plane of the façade, and only features a narrow opening with multi-lite glazing and a single-lite transom (Figure 15). The right (south) portion of the west façade features a side gable and a stucco-clad chimney flanked by two nine-lite windows at the ground story (Figures 15 to 17). Figure 12. Leftmost (north) portion of west façade, looking southeast. Figure 13. Ground story of left (north) portion, looking south towards bay window. State of California  The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 6 of 14 Resource Name or # (Assigned by recorder) 1648 Barroilhet Avenue *Recorded by Page & Turnbull, Inc. *Date December 21, 2017  Continuation  Update DPR 523L Figure 14. Center sunroom of west façade and north- facing plane of bay window, looking south. Figure 15. West- and north-facing planes of sunroom and window of right (south) portion, looking south. Figure 16. Right (south) portion and chimney of west façade, looking north. Figure 17. Chimney and recessed second-story portion of primary façade. State of California  The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 7 of 14 Resource Name or # (Assigned by recorder) 1648 Barroilhet Avenue *Recorded by Page & Turnbull, Inc. *Date December 21, 2017  Continuation  Update DPR 523L A clipped gable-roofed, composite shingle-clad detached garage sits at the rear northeast side of the parcel. It is clad with stucco on all façades. The south façade abuts the driveway and features two barn doors (Figure 18). The west façade, which faces the back yard, features a recessed porch or cabana and entry at the left (north) side capped with a projecting open gable roof. This façade features a pair of multi-lite windows at center and a single, partially glazed wood door sits at the right (south) side (Figure 19). The north façade faces a narrow portion of the back yard and contains no openings or architectural features. The east façade of the garage/cabana directly abuts the adjacent property and was not visi ble during the site visit. Figure 18. Rear detached garage/cabana, looking north. Figure 19. West façade of garage/cabana, looking northeast. The subject parcel features a front and rear lawn, mature perimeter trees, bushes, hedges, and mulched b eds. The sides and rear of the lot are bounded by wood fencing. A concrete -paved driveway extends from Barroilhet Avenue to the house’s detached garage. The rear lawn features a concrete walkway to the garage’s cabana porch and a leg of the lawn wraps behi nd the cabana on the north side. A wood gate provides access to the front lawn through hedges at Barroilhet Avenue (Figures 20 to 21). Figure 20. Front yard and gate, looking south. Figure 21. Back yard, looking north. State of California  The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 8 of 14 Resource Name or # (Assigned by recorder) 1648 Barroilhet Avenue *Recorded by Page & Turnbull, Inc. *Date December 21, 2017  Continuation  Update DPR 523L The surrounding neighborhood is strictly residential, with mostly one- and two-story single-family houses. The properties immediately across and to the east and west of 1648 Barroilhet Avenue are one - and two-story Period Revival style homes with smaller setbacks from the street, often with detached rear garages, and deep rear lawns (Figures 22 to 23). Figure 22. Directly neighboring residences to the west on Barroilhet Avenue, looking northwest. Figure 23. Directly neighboring residences to the east on Barroilhet Avenue, looking northeast. DPR 523B (9/2013) *Required information State of California  The Resources Agency Primary #__________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI#______________________________________________ BUILDING, STRUCTURE, AND OBJECT RECORD Page 9 of 14 *NRHP Status Code 6Z *Resource Name or # 1648 Barroilhet Avenue B1. Historic name: 1648 Barroilhet Avenue B2. Common name: 1648 Barroilhet Avenue B3. Original Use: Single-Family Residence B4. Present use: Single-Family Residence *B5. Architectural Style: Vernacular with Tudor Revival features *B6. Construction History: (Construction date, alterations, and date of alterations) Based on the municipal water tap records, 1648 Barroilhet Avenue was hooked up to the municipal water supply when construction was completed in 1922 by an unknown architect/builder. The 1921-1949 Sanborn map shows the likely original footprint of the residence with a detached rear garage (Figure 24). Besides an original building permit in 1922 (#798), no building permits were on file prior to 1990. Permitted alterations included rear façade and bathroom remodeling in 1990 (#9674), reroofing in 1990 and 2008 (#10473 and #0193), and a bathroom remodel and addition of a cabana to the existing garage in 2006 by then-owners, Mateo and Alisa Ferrari (#B07-0350). Other alterations noted include the replacement of most wood sash windows with new wood sash and replaced wood doors. The sunroom is also potentially a later addition. The following building permits are on file at the Burlingame Building Department: Permit # Date Owner Description 798 Oct. 1922 Hulda A. Scott Original building permit, $4000 9674 Feb. 1990 Jeff and Miyo Better Change closet to bathroom, add closet, rear remodeling and relocation of existing windows 10473 June 1990 Jeff Better Reroofing BU06-0018 May 2006 Alan Hoefer Bathroom remodel B07-0350 Sept. 2006 Mateo & Alisa Ferrari Remodeling and addition of cabana to the garage R08-0193 Nov. 2008 Mateo & Alisa Ferrari Reroofing *B7. Moved? No Yes Unknown Date: Original Location:_____________________________ *B8. Related Features: Yes B9a. Architect: Unknown b. Builder: Unknown *B10. Significance: Theme_N/A Area Burlingame Park Period of Significance _N/A Property Type_Single-Family Residential ___________Applicable Criteria_N/A (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity) See Continuation Sheet. B11. Additional Resource Attributes: (List attributes and codes) *B12. References: See Page 14 B13. Remarks: None *B14. Evaluator: Cassie Rogg, Page & Turnbull, Inc. *Date of Evaluation: December 21, 2017 *B10. Significance: (continued) Historic Context: City of Burlingame The lands that would become the City of Burlingame were initially part of Rancho San Mateo, a Mexican-era land grant given to Cayetano Arena by Governor Pio Pico in 1845. Over the next four decades, the lands passed through the hands of several prominent San Francisco businessmen, including William Howard (purchased 1848) and William C. Ralston (purchased 1856). In 1866, Ralston sold over 1,000 acres to Anson Burlingame, the United States Minister to China. Following Burlingame’s death in 1870, the land reverted to Ralston and eventually to Ralston’s business partner, William Sharon. Very little formal development occurred during this period, with most of the land used for dairy and stock farm operations. Source: San Mateo County Assessor’s Office, 2017. Burlingame Park. Property shaded in orange. (This space reserved for official comments.) State of California  The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 10 of 14 Resource Name or # 1648 Barroilhet Avenue *Recorded by Page & Turnbull, Inc. *Date December 21, 2017  Continuation  Update DPR 523L In 1893, William Sharon’s trustee, Francis G. Newlands, proposed the development of the Burlingame Country Club as an exclusive semi-rustic destination for wealthy San Franciscans. A railroad depot was constructed in 1894, concurre nt with small- scale subdivisions in the vicinity of Burlingame Avenue. During this time, El Camino Real acted as a de facto dividing line between large country estates to the west and the small vi llage of Burlingame to the east. The latter developed almost exclusively to serve the needs of the wealthy estate owners. Burlingame began to develop in earnest with the arrival of an electric streetcar line between San Mateo and San Francisco in 1903. Howev er, the 1906 earthquake and fires had a far more dramatic impact on the area. Hundreds of San Franciscans who had lost their homes began relocating to Burlingame, which boomed with the construction of new residences and businesses. Over the next two years, the village’s population grew from 200 to 1,000. In 190 8, Burlingame incorporated as a city, and in 1910, annexed the north adjacent town of Easton. The following year, the Burlingame Country Club area was also annexed to the City. By 1920, Burlingame’s population had increased to 4,107. Burlingame Park Neighborhood The subject property was constructed in the Burlingame Park neighborhood, one of three subdivisions (including Burlingame Heights and Glenwood Park) created from lands that were part of the San Mateo Rancho. William C. Ralston , having reacquired the property following Burlingame’s death, began to develop plans for a residential park in this area as early as 1873. Initially, Ralston hired William Hammond Hall to draw up a plan for an exclusive residential development to be called Burlingame Park. Hall’s early plan was never realized, but work began on the residential development in the 1890s under Francis Newlands. Newlands commissioned Hall’s cousin, Richard Pindell Hammond, Jr., to draw up a new plan for the subdivision. The plan “centered on a communal country club and featured winding tree-lined roads, ample lots, and polo fields for the residents .”1 The land was subdivided and the streets were laid out in May 1905 by Davenport Bromfield and Antoine Borel. The residential neighborhood is located in close proximity to the Burlingame Country Club and the neighborhood was officially annexed to the City of Burlingame in 1911.2 Burlingame Park, Burlingame Heights, and Glenwood Park were the earliest planned residential developments in Burlingame and were subsequently followed by Burlingame Terrace, Burlingame Grove, Burlingame Villa Park, and Easton. Burlingame Park is bounded by County Road to the north; Burlingame Park, Crescent, and Barroilhet avenues to the east; Pepper Avenue to the south; and Bellevue Avenue to the west. Sanborn Fire Insurance Company maps indicate that Burlingame Park developed over a period of about 50 years. Modest residences were constructed within the subdivision in the 1910s. The town of Burlingame experienced a residential building boom in the early 1920s and most of the residences within the neighborhood were constructed in the 1920s and 1930s. Today, the neighborhood reflects the subdivision’s eras of development from the time it was subdivided in 1905, through the early-twentieth-century building boom, to the present day. In terms of architecture, most of the homes are variations of the Craftsman style or of different Period Revival styles popular at the time, though they are often altered. 1648 Barroilhet Avenue An original building permit and water tap record indicate that 1648 Barroilhet Avenue was constructed in 1922 by an unknown architect/builder. The original owner was Hulda A. Scott. The earliest Sanborn map that portrays buildings on the property is dated 1921 with revisions through 1949 (Figure 24). If held up to the light, this map indicates that a small outbuilding also originally existed at the far rear side of the parcel, behind the detached garage (Figure 25). This was likely an earthquake shelter, accessory building, or served as a temporary dwelling before the subject property was constructed. The outbuilding appears to have been pasted over early on, indicating that it was demolished soon after the residence and garage were completed. The 1921-49 Sanborn map likely reflects the main residence and garage’s original footprint. One historic photograph was found dating from 1966, which confirms that the primary façade and front landscaping generally resemble the property’s current state, though the front door has been replaced and a window box added at the second story (Figure 26). In 1990, owners Jeff and Miyo Better extended the western portion of the residence’s rear façade seven feet to the north, add ed a new rear door, and relocated existing wood windows to the new east and north-facing planes of the rear volume. One additional photograph from a real estate listing in 2006 confirms the unaltered condition of the primary and east façades at this time, likely before the Ferraris, the new owners later that year, substantially remodeled the existing garage (Figure 27). The renovated garage with cabana, as labeled on floor plans, was extended towards the rear of the parcel (about ten feet from the rear property line), with a porch entry facing the back yard. The drawings also indicate plans for a pool outside the new cabana, though the pool was never constructed. Based on site observations, it appears that the majority of the residence’s wood sash windows have been replaced as they do not feature the ogee lugs seen on a few wood sash, multi-lite and single-hung windows that appear original at the east and west façades. In addition, a wood door at the east façade appears to be original. Overall, the residence and garage/cabana are in good condition. 1 Gray Brechin, Imperial San Francisco (Berkeley, CA: University of California Press, 1999), 94. 2 Diane Condon-Wirgler, “Burlingame Park, Burlingame Heights, Glenwood Park” (Burlingame, CA: Burlingame Historical Society, ca. 2004). State of California  The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 11 of 14 Resource Name or # 1648 Barroilhet Avenue *Recorded by Page & Turnbull, Inc. *Date December 21, 2017  Continuation  Update DPR 523L Figure 24. Sanborn Fire Insurance Co. Map, 1921 with revisions through 1949. Subject property outlined in orange. Source: San Francisco Public Library. Edited by Page & Turnbull. Figure 25. Tracing of Sanborn Fire Insurance Co. Map, 1921 with revisions through 1949, indicating earlier outbuilding rear-adjacent to garage that was pasted over early in subject property’s history. Source: Burlingame Historical Society. Figure 26. 1648 Barroilhet Avenue, 1966. Source: Burgliname Historical Society. Figure 27. 1648 Barroilhet Avenue, c. 2006. Source: Burgliname Historical Society. B10. Significance (cont’d): Owner and Occupant History Hulda A. Scott (nee McCune) was indicated as the original owner of the property and worked as a seamstress in a drapery shop. She resided there with her husband, Walter L. Scott, employed as a City of Burlingame building inspector, and their young sons, Lytton and Starr Scott, from 1924 through 1929. The following recorded owner was Lewis Degen, an electrical engineer, who resided at 1648 Barroilhet Avenue with his wife, Beatrice Degen, a homemaker, from 1930 through 1962. In 1963, the property was sold to Italian native Frank Calabrese, a mechanic, who lived at the property with his wife, Lynn, until 1967. Reno (Willy) Fogli, a cement mason at MacArthur, Inc., a San Mateo-based construction company, owned and resided at the property from 1967 at least through 1980. Later owners of the property included Jeff and Miyo Better from c. 1990 through 2006, Mateo and Alisa Ferrari from 2006 until 2008, and Deborah MacDonald, the current owner and resident of the property starting in 2008. No further information was found regarding the lives or professional occupations of the longer-term owners. State of California  The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 12 of 14 Resource Name or # 1648 Barroilhet Avenue *Recorded by Page & Turnbull, Inc. *Date December 21, 2017  Continuation  Update DPR 523L The following table outlines the ownership and occupancy history of 1648 Barroilhet Avenue, compiled from Burlingame city directories, San Mateo County Assessor records, obituaries, Ancestry.com, and other available resources.3 Year(s) of Ownership Name(s) of Owners (known owners in bold) Occupation(s) 1922-1929 Hulda A. (McCune) Scott (Walter L. Scott) Hulda a seamstress and Walter a Burlingame Building Inspector 1930-1962 Lewis Degen and Beatrice A. Degen Lewis an electrical engineer, Beatrice a homemaker 1963-1966 Frank Calabrese (Lynn) Frank a mechanic 1967- c. 1980 Reno (Willy) Fogli Cement mason at MacArthur, Inc. (listed as Arthur, Inc. but likely abbreviated in census records) c.1990-2006 Jeffrey and Miyo Better Unknown 2006-2008 Mateo and Alisa Ferrari Unknown c. 2008-current Deborah MacDonald Unknown Evaluation (Significance): The property at 1648 Barroilhet Avenue is not currently listed in the National Register of Historic Places (National Register) or the California Register of Historical Resources (California Register). The building does not appear in the California Historical Resources Information System (CHRIS) as of 2012, indicating that no record of a previous survey or evaluation is on file, affiliated with the State of California Office of Historic Preservation (OHP). The City of Burlingame does not currently have a register of historic properties beyond the Downtown Specific Plan area, and, therefore, the property is not listed locally. 1648 Barroilhet Avenue does not appear to be individually eligible for listing in the National Register under Criterion A or in the California Register under Criterion 1 (Events) for its association with any events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States. The residence and rear garage were constructed in 1922, during a major wave of development of the Burlingame Park subdivision. However, the property does not retain a particularly representative association with this context as an integral property in the neighborhood’s development; it was one of many built during the 1920s in the subdivision . The property does not appear to rise to a level of significance necessary to be individually eligible for the National Register or California Register under Criterion A/1. 1648 Barroilhet Avenue does not appear to be individually eligible for listing in the National Register under Criterion B or the California Register under Criterion 2 (Persons). The longest owners, electrical engineer Lewis Degen and his wife, Beatrice, lived at the property for 32 years, but no additional information was found about Lewis Degen that would indicate significant contributions to the profession, especially in association with this property. The second longest owner was Reno (Willy) Fogli, who worked as a cement mason at the local construction company MacArthur, Inc., and who resided at 1648 Barroilhet Avenue for at least 13 years. Although both Degen and Fogli worked as professional local tradesman (electrical engineer and stone mason, respectively) for several decades, little additional information was discovered that indicated significant contributions to the local community or broader history of either trade. No further information was found about other owners indicating significance in association with the property. Therefore, at this time, the property does not appear to be eligible for listing under Criterion B/2. 1648 Barroilhet Avenue does not appear to be individually eligible for listing in the National Register under Criterion C or the California Register under Criterion 3 (Architecture) as a building that embodies the distinctive characteristics of a type, period, or method of construction. Both the residence and the garage appear original to their date of construction in 1922, though the architect and builder are unknown. The building does not appear to be substantially altered, though most of the wood sash windows and doors have been replaced with new wood sash windows and wood doors, and a n extension was added to the western portion of the rear façade in 1990. Despite featuring some Tudor Revival elements, including its massing, open gable roof with rounded eaves at the primary façade, entry portico, dominant chimney, and clipped gable roofs at the east and west façades, the building does not appear to be a particularly strong representation of the vernacular or Tudor Revival styles, especially in the Burlingame Park neighborhood, such that it would rise to a level of individual significance. As no architect is known to have been involved, the building cannot be said to be the work of a master at this time. The property may be eligible as a contributor to an historic district, but the evaluation of a potential district is outside the scope of this report. Therefore, the property does not appear eligible for listing under Criterion C/3. 3 Known owners are those who were specified either in city directories, permits or assessor records as homeowners. City directories did not consistently specify who was a homeowner versus a resident or renter, so it is possible that all names listed in the table ab ove were homeowners. State of California  The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 13 of 14 Resource Name or # 1648 Barroilhet Avenue *Recorded by Page & Turnbull, Inc. *Date December 21, 2017  Continuation  Update DPR 523L This property was not assessed for its potential to yield information important in prehistory or history, per National Register Criterion D/California Register Criterion 4 (Information Potential). This Criterion is typically reserved for archeological resources. The analysis of the residence at 1648 Barroilhet Avenue for eligibility under Criterion D/4 is also beyond the scope of this report. Conclusion The residence at 1648 Barroilhet Avenue was constructed in 1922 during a major wave of development in the subdivision of Burlingame Park. The cross gable and hip-roofed, two-story stuccoed residence exhibits some Tudor Revival design features and appears fairly unaltered, except for an extension at the residence’s rear façade and remodeling and expansion of the existing garage into a combined garage and cabana. Most original windows and doors have been replaced with new wood sash and wood doors; however, a few original wood windows and a door remain at the east and west façades. No significant events are associated with the property. The Degens were one of the earliest and longest-term owner-occupants of the property at 32 years, but do not appear to have made a significant contribution to history in association with the property. Similarly, no other owner- occupants were found significant in association. The building does not embody the work of a master, exemplify an architectural style or building type, or possess high artistic style to such a degree that it would be individually eligible for listing. As such, the California Historical Resource Status Code (CHRSC) of “6Z” has been assigned to the building, meaning that it was “Found ineligible for NR, CR or Local designation through survey evaluation.”4 As mentioned, this conclusion does not address whether the building would qualify as a contributor to a potential historic district. A cursory inspection of the surrounding area reveals a high concentration of early-twentieth-century residences that warrant further study. Additional research and evaluation of Burlingame Park and surroundings neighborhoods as a whole would need to be conducted to verify the neighborhood’s eligibility as a historic district. 4 California State Office of Historic Preservation Department of Parks and Recreation, Technical Assistance Bulletin #8: User’s Guide to the California Historical Resource Status Codes & Historical Resource Inventory Directory, Sacramento, November 2004. State of California  The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 14 of 14 Resource Name or # 1648 Barroilhet Avenue *Recorded by Page & Turnbull, Inc. *Date December 21, 2017  Continuation  Update DPR 523L *B12. References: 1921, 1949 Sanborn Fire Insurance Company map. Ancestry.com. Brechin, Gray. Imperial San Francisco. Berkeley, CA: University of California Press, 1999. Building Permit Records, 1648 Barroilhet Avenue, Burlingame, CA. Burlingame City Directories, 1922-1980. California State Office of Historic Preservation Department of Parks and Recreation, Technical Assistance Bulletin #8: User’s Guide to the California Historical Resource Status Codes & Historical Resource Inventory Directory, Sacramento, November 2004. Carey & Company. “Draft Inventory of Historic Resources: Burlingame Downtown Specific Plan.” February 19, 2008 . Condon-Wirgler, Diane. “Burlingame Park, Burlingame Heights, Glenwood Park.” Burlingame, CA: Burlingame Historical Society, ca. 2004. Garrison, Joanne. Burlingame: Centennial 1908-2008. Burlingame, CA: Burlingame Historical Society, 2007. McAlester, Virginia & Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 2003. “Preliminary Historic Resources Inventory: City of Burlingame.” July 26, 1982. San Mateo County Assessor Grantor-Grantee Index. Water Department Tap Record. 1648 Barroilhet Avenue, Lot 17, Block 8. May 1, 1922. ADJACENTRESIDENCEADJACENTRESIDENCEADJACENTRESIDENCEADJACENTRESIDENCEEXISTINGGARAGETO REMAINADJACENT RESIDENCE1648 BARROILHET AVENUENEW RESIDENCEAPN: 028-316-150LOT AREA: 6,949 sfFIRST FLR. SUBFLR ELEV.: +64.00'PROPOSED EXTERIOR ELEVATIONSA0.1COVER SHEET, SITE PLAN, PROJECT DATAPROPOSED FIRST FLOOR PLANA2.0A2.1A2.2A3.01648 BARROILHET AVE.BURLINGAME, CA 94010DEBBIE AND WILLIAM CLIFFORD028-316-1506,950 sf2,780 sf3,724 sfPROJECT ADDRESS:OWNER:PARCEL NUMBER:LOT AREA:MAX. LOT COVER (40%):MAX. FLOOR AREA(32%+1,100 sf+400sf)1,837.9 sf1,308.4 sf515 sf51 sf-51 sf3,661 sfPROPOSED FLOOR AREA:(N) 1st FLOOR:(N) 2nd FLOOR:(E) GARAGE(N) COVERED PORCH:(200sf exemption)TOTAL FLOOR AREA:1,929 sf0 sf515 sf51 sf0 sf2,495 sf35.90 %PROPOSED LOT COVERAGE:(N) HOUSE & CHIMNEY:(N) 2nd STORY CANTILEVER:(E) GARAGE:(N) COVERED PORCH:(N) REAR DECK:(N) TOTAL LOT COVERAGE:LOT COVERAGE %:TRG ARCHITECTS, INC.1014 HOWARD AVENUE,SAN MATEO, CA 94401650.579.5762 tel650.579.0115 faxSURVEYORBGT LAND SURVEYING1206 S. AMPHLETT BLVD. SUITE 3SAN MATEO, CA 94402650.212.1030 telARCHITECTSSUBJECT PROPERTYSheetsOfSheet:Status:REVISIONSNo.RevisionsChecked By:Date:Job:Appr.DateByScale:Drawn by:Consultant(s):FAX 650.579.0115E-Mail: admin@trgarch.com650.579.5762Architect:San Mateo, California 944011014 Howard Avenue1/16" = 1'-0"GRAPHIC SCALES:5'01/8" = 1'-0"3/16" = 1'-0"50'05'25'01'15'3/4" = 1'-0"1" = 1'-0"04'01'3'3" = 1'-0"IF THIS SHEET IS NOT 36"x24" , IT ISA REDUCED PRINT - SCALE ACCORDINGLY01'1/4" = 1'-0"01'12'5'10'5'10'1'1-1/2" = 1'-0"02'1'These plans are copyrighted and are subject to copyright protection as an"architectural work" under Sec. 102 of the Copyright Act, 17 U.S.O. asamended December 1990 and known as Architectural Works CopyrightProtection Act of 1990. This protection includes, but is not limited to theoverall form as well as the arrangement and composition of spaces andelements of the design. Under such protection, unauthorized use ofthese plans, work, or project represented, can legally result in thecessation of construction or building being seized and/or monetarycompensation to TRG Architects.Project:Owner(s):Sheet Contents:AS NOTEDTRG--1PLANING RSBMTL-1RC09-22-18RC10-10-18PLANING RSBMTL-22RC10-22-18PLANING RSBMTL-33PROPOSED SECOND FLOOR PLANPROPOSED ROOF PLANPROPOSED EXTERIOR ELEVATIONSA3.1IRRIGATION PLANL2.0HOUSE #SETBACK#163615.81#164021.08#164419.04#164823.38#165020.96AVERAGE FRONT SETBACK = 20.05'REMOVAL OF EXISTING RESIDENCE.CONSTRUCTION OF NEW TWO STORY RESIDENCE.A5.0GEO VERIFICATIONLANDSCAPE PLANL1.0BOUNDRY AND TOPOGRAPHIC SURVEYSU-1BUILDING SECTIONSA4.0 6:12 14:12 12.75:12 14:124:1214:1214:1214:124:1212.75:1214:12 14:12 SheetsOfSheet:Status:REVISIONSNo.RevisionsChecked By:Date:Job:Appr.DateByScale:Drawn by:Consultant(s):FAX 650.579.0115E-Mail: admin@trgarch.com650.579.5762Architect:San Mateo, California 944011014 Howard Avenue1/16" = 1'-0"GRAPHIC SCALES:5'01/8" = 1'-0"3/16" = 1'-0"50'05'25'01'15'3/4" = 1'-0"1" = 1'-0"04'01'3'3" = 1'-0"IF THIS SHEET IS NOT 36"x24" , IT ISA REDUCED PRINT - SCALE ACCORDINGLY01'1/4" = 1'-0"01'12'5'10'5'10'1'1-1/2" = 1'-0"02'1'These plans are copyrighted and are subject to copyright protection as an"architectural work" under Sec. 102 of the Copyright Act, 17 U.S.O. asamended December 1990 and known as Architectural Works CopyrightProtection Act of 1990. This protection includes, but is not limited to theoverall form as well as the arrangement and composition of spaces andelements of the design. Under such protection, unauthorized use ofthese plans, work, or project represented, can legally result in thecessation of construction or building being seized and/or monetarycompensation to TRG Architects.Project:Owner(s):Sheet Contents:AS NOTEDTRG--1PLANING RSBMTL-1RC09-22-18RC10-10-18PLANING RSBMTL-22RC10-22-18PLANING RSBMTL-33NOTE :xROOF EAVES SHALL NOT PROJECT WITHINTWO FEET OF THE PROPERTY LINExALL ROOF PROJECTIONS BETWEEN TWOTO FIVE FEET FROM THE PROPERTY LINESHALL BE CONSTRUCTED OF ONE-HOURFIRE-RESISTANCE-RATED 1648SheetsOfSheet:Status:REVISIONSNo.RevisionsChecked By:Date:Job:Appr.DateByScale:Drawn by:Consultant(s):FAX 650.579.0115E-Mail: admin@trgarch.com650.579.5762Architect:San Mateo, California 944011014 Howard Avenue1/16" = 1'-0"GRAPHIC SCALES:5'01/8" = 1'-0"3/16" = 1'-0"50'05'25'01'15'3/4" = 1'-0"1" = 1'-0"04'01'3'3" = 1'-0"IF THIS SHEET IS NOT 36"x24" , IT ISA REDUCED PRINT - SCALE ACCORDINGLY01'1/4" = 1'-0"01'12'5'10'5'10'1'1-1/2" = 1'-0"02'1'These plans are copyrighted and are subject to copyright protection as an"architectural work" under Sec. 102 of the Copyright Act, 17 U.S.O. asamended December 1990 and known as Architectural Works CopyrightProtection Act of 1990. This protection includes, but is not limited to theoverall form as well as the arrangement and composition of spaces andelements of the design. Under such protection, unauthorized use ofthese plans, work, or project represented, can legally result in thecessation of construction or building being seized and/or monetarycompensation to TRG Architects.Project:Owner(s):Sheet Contents:AS NOTEDTRG--1PLANING RSBMTL-1RC09-22-18RC10-01-18PLANING RSBMTL-222222 SheetsOfSheet:Status:REVISIONSNo.RevisionsChecked By:Date:Job:Appr.DateByScale:Drawn by:Consultant(s):FAX 650.579.0115E-Mail: admin@trgarch.com650.579.5762Architect:San Mateo, California 944011014 Howard Avenue1/16" = 1'-0"GRAPHIC SCALES:5'01/8" = 1'-0"3/16" = 1'-0"50'05'25'01'15'3/4" = 1'-0"1" = 1'-0"04'01'3'3" = 1'-0"IF THIS SHEET IS NOT 36"x24" , IT ISA REDUCED PRINT - SCALE ACCORDINGLY01'1/4" = 1'-0"01'12'5'10'5'10'1'1-1/2" = 1'-0"02'1'These plans are copyrighted and are subject to copyright protection as an"architectural work" under Sec. 102 of the Copyright Act, 17 U.S.O. asamended December 1990 and known as Architectural Works CopyrightProtection Act of 1990. This protection includes, but is not limited to theoverall form as well as the arrangement and composition of spaces andelements of the design. Under such protection, unauthorized use ofthese plans, work, or project represented, can legally result in thecessation of construction or building being seized and/or monetarycompensation to TRG Architects.Project:Owner(s):Sheet Contents:AS NOTEDTRG--1PLANING RSBMTL-1RC09-22-18RC10-10-18PLANING RSBMTL-22RC10-22-18PLANING RSBMTL-333333 SheetsOfSheet:Status:REVISIONSNo.RevisionsChecked By:Date:Job:Appr.DateByScale:Drawn by:Consultant(s):FAX 650.579.0115E-Mail: admin@trgarch.com650.579.5762Architect:San Mateo, California 944011014 Howard Avenue1/16" = 1'-0"GRAPHIC SCALES:5'01/8" = 1'-0"3/16" = 1'-0"50'05'25'01'15'3/4" = 1'-0"1" = 1'-0"04'01'3'3" = 1'-0"IF THIS SHEET IS NOT 36"x24" , IT ISA REDUCED PRINT - SCALE ACCORDINGLY01'1/4" = 1'-0"01'12'5'10'5'10'1'1-1/2" = 1'-0"02'1'These plans are copyrighted and are subject to copyright protection as an"architectural work" under Sec. 102 of the Copyright Act, 17 U.S.O. asamended December 1990 and known as Architectural Works CopyrightProtection Act of 1990. This protection includes, but is not limited to theoverall form as well as the arrangement and composition of spaces andelements of the design. Under such protection, unauthorized use ofthese plans, work, or project represented, can legally result in thecessation of construction or building being seized and/or monetarycompensation to TRG Architects.Project:Owner(s):Sheet Contents:AS NOTEDTRG--1PLANING RSBMTL-1RC09-22-18RC10-10-18PLANING RSBMTL-22RC10-22-18PLANING RSBMTL-33333 S 61°27'00" W48.01'N 17°24'45" W 149.98'N 61°08'13" E46.40'S 18°02' 0 7 " E 149.92'18"TREE6"PEAR48"FIR16"BIRCH6"TREE8"MAYTEN6"PLUM6"PLUM6"PLUM1616168888777777777777777111111141414333331515151533111111111010121212121212121233333333355999666688666333333333CCCABG1G1G11V1V22G1G1G1G117171717171717172233333333333333333333333333333333333333333444RESIDENCEADJACENTRESIDENCEADJACENTBUILDINGADJACENTBUILDINGADJACENTBUILDINGADJACENTB A R R O I L H E T A V E N U ERESIDENCE(N)GARAGE(E)(N)STONE TILEPATIO(N)UNIT PAVERDRIVEWAYCONCRETE(N)UNIT PAVERDRIVEWAYCONCRETE(N) VEGETABLEPLANTER BOX(N) GRAVEL PATH(E) 6'-0" WOODFENCING(E) 6'-0" GRAPE STAKEWOOD FENCING(N) CITRUS TREES /SCREENING*18" TALL(E) MAYTEN TREETO REMAIN(N)LAWN(E) CONCRETEPORCH(N) AC(E) FLOWERING PLUMTREES TO REMAIN(N) GRAVEL(E) BIRCH TREETO BE REMOVEDWALKWAY(N) FLOWERINGESPALIER SHRUBS(E) EVERGREENPRIVACY HEDGETO REMAIN(E) EVERGREENPRIVACY HEDGETO REMAIN(N) STEPPINGSTONESOUTLINE OF(E) HOUSE TOBE REMOVED(N)BARKMULCH(E) SHARED CONCRETEDRIVEWAY APRON (E) CONCRETE CURB / GUTTER(E) CONCRETE SIDEWALK(E) CEDAR TREETO REMAIN*PROTECT DURINGCONSTRUCTION(E) WATERMETER(N)STONE PATH(N) STONETILE PORCH(N) SMALLACCENT TREE /SHRUBEDGE OF NEIGHBORINGDRIVEWAY(E) 6'-0" WOOD /LATTICE FENCING(N) STUCCOSEATWALL W/STONE CAP(N) STONETILE PATH(N) GROUNDCOVER(N) ACCENTTREE(E) STREETTREES(N) RAIL /SCREEN(E) EVERGREEN TREETO REMAIN(E) PLANTINGSTO REMAIN(E) PLANTINGSTO REMAIN(N) GRAVELSTORAGE AREA(N) STONESTEPS*20" TALL(N) STONESTEPSUNIT(N) STONELANDING / STEPSL1.0DATE:AUGUST 28, 2018SCALE: 1/8" = 1'-0"LANDSCAPE PLANTITLE:SHEET NO:PLANLANDSCAPEREVISIONSCLIFFORD RESIDENCE 1648 BARROILHET AVE BURLINGAME, CALIFORNIA GENERAL NOTES1.CONTRACTOR SHALL OBTAIN ALL PERMITS NECESSARY TO COMPLETE PROPOSED WORK PER CITY REQUIREMENTS.2.CONTRACTOR SHALL VERIFY ON SITE ALL GRADES, PROPERTY LINES, EASEMENTS, SETBACKS, UTILITIES, SITE IMPROVEMENTS, WATERPROOFING AND UNDERGROUNDPIPING BEFORE CONSTRUCTION BEGINS. THE LANDSCAPE ARCHITECT ASSUMES NO LIABILITY FOR DISCREPANCIES BETWEEN THE PLANS AND ACTUAL FIELDCONDITIONS. ALL DISCREPANCIES OR PROBLEMATIC SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT.3.WORK WITHIN THE RIGHT OF WAY IS SUBJECT TO INSPECTION AND APPROVAL BY THE CITY. CONTRACTOR SHALL OBTAIN AN ENCROACHMENT PERMIT FROM PUBLICWORKS DEPARTMENT PRIOR TO WORK WITHIN THE RIGHT OF WAY. THIS WORK MAY INCLUDE LANDSCAPING IN THE RIGHT OF WAY, NEW CURB DRAINS, AND PARKINGSTRIP.4.FINISHED GRADES SHALL PROVIDE POSITIVE DRAINAGE AWAY FROM STRUCTURES AND SHALL BE PROPERLY INSTALLED TO PREVENT ANY STANDING WATER. ALLHARDSCAPE SHALL HAVE A MINIMUM GRADE OF 2% UNLESS NOTED OTHERWISE. JUTE MESH EROSION CONTROL NETTING SHALL BE USED ON ALL 3:1 OR GREATERSLOPES & STAKED APPROPRIATELY.5.CONTRACTOR SHALL PROVIDE PROTECTION FOR EXISTING TREES BY INSTALLING TEMPORARY FENCING AROUND THE TREES AS CLOSE AS POSSIBLE TO THE DRIPLINE.IN THE EVENT THAT TREE ROOTS OVER 6" ARE DISCOVERED, THE LANDSCAPE ARCHITECT SHOULD BE CONTACTED.6.CONTRACTOR SHALL REFER TO ARCHITECTURAL, CIVIL, & OTHER ENGINEERING DRAWINGS / DOCUMENTS FOR WORK IN RELEVANT AREAS.7.THE LANDSCAPE ARCHITECT MAY MAKE SITE OBSERVATIONS DURING CONSTRUCTION BUT SHALL NOT BE UTILIZED TO SUPERVISE CONSTRUCTION ONSITE.8. THIS PLAN IS NOT A SURVEY OR CONSTRUCTION DOCUMENT. IT IS CONCEPTUAL IN NATURE AND SHOULD BE USED FOR PLANNING PURPOSES.PLANTING NOTES1.LANDSCAPE CONTRACTOR SHALL VERIFY PLANT AND SOD QUANTITIES PRIOR TO SUBMITTING BID FOR WORK.2.ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST STANDARDS OF NURSERY STOCK, PUBLISHED BY THE AMERICAN NURSERY & LANDSCAPE ASSOCIATION.3.PLANT MATERIAL CANNOT BE GUARANTEED AS DEER RESISTANT DUE TO CHANGING HABITS OF DEER.4.ALL PLANTING AREAS SHALL BE COVERED WITH A LAYER OF BARK MULCH TO A MINIMUM DEPTH OF 2 INCHES, WITH A CHIP SIZE OF NO LESS THAN ONE INCH. A 2 INCHLAYER OF GREENWASTE MULCH UNDER THE BARK MULCH IS RECOMMENDED.5.SOIL AMENDMENTS SHALL BE USED AS NECESSARY. SOIL AMENDMENT SHALL BE FREE OF DEBRIS. ROCKS LARGER THAN ONE INCH DIAMETER WILL NOT BE PERMITTED.SOIL AMENDMENTS ARE NOT PERMITTED IN TYPICAL NATIVE PLANT LANDSCAPE AREAS.6.PLANTING HOLES SHALL GENERALLY BE 2x - 3x THE SIZE OF THE ROOT BALL. THE WALLS AND BASES OF PLANT HOLES SHALL BE SCARIFIED. HOLES SHALL BEBACKFILLED WITH 5% ORGANIC COMPOST & 95% EXISTING SOIL. PLANTING HOLES OF NATIVE PLANT MATERIAL SHOULD BE INOCULATED WITH MYCORRHIZAL FUNGI,PER MANUFACTURER'S SPECS.7.TREES SHALL BE STAKED WITH TWO PRESSURE TREATED 2" DIA. POLES. TREE TRUNK SHALL BE SECURED WITH TWO RUBBER TIES OR STRAPS FORMING A FIGURE-EIGHTBETWEEN TRUNK AND STAKE.8.RESIDUAL WEED PRE-EMERGENT SHALL BE APPLIED BY THE CONTRACTOR AS NECESSARY. APPLICATION SHALL BE ACCORDING TO MANUFACTURER'S INSTRUCTIONS.9.LAWN SHALL NOT BE INSTALLED ON SLOPES GREATER THAN 25%. ALL TURF AREAS SHALL BE FERTILIZED AT TIME OF INSTALLATION. 1111111111RESIDENCE(N)GARAGE(E)3MX2MX1MX5MX4MX7MX6H8MX10MX9MX(N) BACKFLOWPREVENTIONDEVICE(N) TIMER/CONTROLLERB A R R O I L H E T A V E N U E1-1/2" PVC SCH 40 MAINLINE 1-1/2" P V C S C H 4 0 M A I N L I N E 1-1/2" PVC SCH 40 MAINLINE1-1/2" PVC SCH40 MAINLINE(E) WATER METER LOCATION*FIELD VERIFY SIZE & PRESSURERESIDENCEADJACENTRESIDENCEADJACENTBUILDINGADJACENTL2.0DATE:SCALE: 1/8" = 1'-0"IRRIGATION PLANTITLE:SHEET NO:PLANIRRIGATIONREVISIONSCLIFFORD RESIDENCE 1648 BARROILHET AVE BURLINGAME, CALIFORNIA RAINBIRD XERI-POP W/ MPR NOZZLEHUNTER MPR40 BODY W/ MP ROTATOR SERIES30-55(C)-CORNER, (1)-1000 etc.(5)-5 SERIES, (8)-8 SERIESCL(L)-LEFT, (S)-SIDE, (R)-RIGHTRAINBIRD XERI-POP W/ SQ NOZZLE(Q)-QUARTER, (H)-HALF, (F)-FULL5FILTER / PRESSURE REGULATORFEBCO 825Y REDUCED PRESSURE ASSEMBLYPVC SCH 40 SLEEVINGIRRIGATION LEGENDDESCRIPTIONPVC SCH 40 LATERAL PIPINGPVC SCH 40 MAINLINEIRRITROL 100 SERIES CONTROL VALVESHUT-OFF VALVESYMUNDER ALL PAVING / WALLS AS NEEDED PER MFR'S SPECSSIZING TBD BY CONTRACTORW/ GLOBE VALVEW/ SHUT-OFF VALVESBRASS BALL VALVEREMARKSSEE PLAN FOR SIZINGW/ WEATHER STATIONWEATHERMATIC SMARTLINE SERIES CONTROLLERHOSEBIB30" TALL BRASS LINE & FIXTURE60-10030-55--60-10060-100-175 max.PSI30-5510-3060-10020-5020-50RAINBIRD XERI-BUBBLER SPIKE *NOT SHOWNAS NEEDED, SEE DETAIL15-30-INSTALL PER MFR'S SPECSHUNTER MPR40 BODY W/ MP STRIP SERIESGPM.07-2.63.14-.55-----.02-.41.13-.52.02-.22------QSIZING TBD BY CONTRACTORIRRIGATION METHODWATER USE(SPY: SPRAY DRP: DRIP BUB: BUBBLER SUB: SUB-SURFACE)(VL: VERY LOW L: LOW M: MEDIUM H: HIGH MX: MIXED)MXDRPNETAFIM TECHLINE CV DRIPLINENETAFIM TECHLINE CV (SUBSURFACE)AUGUST 20, 2018WATER CONSERVATION IN LANDSCAPING ORDINANCE COMPLIANCETHESE PLANS COMPLY WITH THE CRITERIA OF THE WATER CONSERVATIONIN LANDSCAPING ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USEOF WATER IN THE LANDSCAPE AND IRRIGATION DESIGN PLAN.IRRIGATION NOTES1. THE CONCEPTS ON THE IRRIGATION PLAN ARE SCHEMATIC MINIMUM REQUIREMENTS, THE FULL EXTENT OF WHICH ARE TO BE DETERMINED BY THECONTRACTOR. THE CONTRACTOR SHALL MAKE ADJUSTMENTS AS NECESSARY BASED ON ACTUAL SITE CONDITIONS.2. ALL IRRIGATION SYSTEM COMPONENTS SHALL BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS. MANUFACTURER'S SPECIFICATIONSSUPERSEDE ANY SPECS ON THESE PLANS / DETAILS.3. IRRIGATION SYSTEM SHALL USE PRESSURE REGULATORS AS NEEDED TO KEEP ALL COMPONENTS WITHIN OPTIMAL PSI RANGE, PERMANUFACTURER'S SPECS.4. CONTROLLER TYPE SHALL BE A SMART CONTROLLER. RAIN SENSORS AND / OR WEATHER STATIONS ARE RECOMMENDED.5. CONTROLLER SHALL BE SET TO IRRIGATE BETWEEN THE HOURS OF 8PM AND 10AM. CONTROLLER SHALL BE SET TO IRRIGATE DEEPLY AND LESSFREQUENTLY TO ENCOURAGE DROUGHT RESISTANT ROOT GROWTH. IRRIGATION SCHEDULE TO BE DETERMINED BY AUDITOR / CONTRACTOR.6. PIPING BETWEEN THE WATER METER AND A REDUCED PRESSURE ASSEMBLY SHALL BE BRASS OR COPPER TYPE 'K'.7. THE BOTTOM OF THE REDUCED PRESSURE ASSEMBLY SHALL BE INSTALLED MIN. 12" ABOVE THE GROUND.8. A 100 MESH FILTER SHALL BE INSTALLED ON THE MAINLINE BEFORE THE REDUCED PRESSURE ASSEMBLY.9. VALVES SHALL BE HOUSED IN WEATHER-PROOF PLASTIC BOXES, WITH LOCKABLE LIDS MARKED WATER.10. CONTROL WIRE CONNECTIONS SHALL BE MADE WITH WATERPROOF PLASTIC WIRE NUTS.11. MAIN SUPPLY LINES & FITTINGS SHALL BE PVC SCH 40, SIZE AS NOTED ON PLAN, BURIED 12" - 16" DEEP.12. LATERAL SUPPLY LINES & FITTINGS SHALL BE PVC SCH 40, SIZE TO BE DETERMINED BY CONTRACTOR, BURIED 9" - 12" DEEP.13. FLEXIBLE POLY PIPE TO BE 12" -34", DETERMINED BY CONTRACTOR . ALL 14" FLEXIBLE DISTRIBUTION LINES TO BE A MAXIMUM OF 5'-0" IN LENGTH& ARE TO BE STAKED.14. BUBBLERS SHALL BE SPACED TO CREATE AN EVEN WET ZONE ABOUT THE SIZE OF THE CANOPY OF ALL NEW SHRUBS, NEW TREES & EXISTINGIMMATURE NON-NATIVE TREES. BUBBLERS SHALL BE PLACED TO AVOID AS MUCH AS POSSIBLE IRRIGATING OAK TREES & ANY OTHER EXISTING,MATURE NATIVE OR DROUGHT TOLERANT PLANTS.15. HOSE BIBS SHALL BE MOUNTED ON GALVANIZED STEEL RISERS 30" ABOVE FINISHED GRADE. SECURE TO A #4 STEEL BAR DRIVEN 18" INTOSOLID GROUND.16. CHECK VALVES SHALL BE INSTALLED ON ALL DOWNHILL DRIPLINE & DISTRIBUTION LINE.17. RISER HEIGHT IN LAWN AREAS SHALL BE 4". RISER HEIGHT IN MEADOW AREAS AND OTHER LANDSCAPE AREAS SHALL BE 12". THE RISERS FORSPRINKLERS ON SLOPES SHALL BE SET APPROXIMATELY PERPENDICULAR TO THE PLANE OF THE SLOPE.18. IF LOCATION OF A SUPPLY LINE INTERFERES WITH THE DRILLING OF THE PLANT HOLES, THE PLANT HOLES SHALL BE LOCATED AS TO CLEAR THESUPPLY LINES.18. ALL LINES SHALL BE THOROUGHLY FLUSHED OUT PRIOR TO ATTACHMENT OF VALVES, SPRINKLERS, EMITTERS, & OTHER TERMINAL FITTINGS.19. THE CONTRACTOR SHALL MAKE FINAL ADJUSTMENTS TO THE IRRIGATION SYSTEM TO ENSURE PROPER COVERAGE AND PREVENT WATER RUN-OFFAND EXCESS SPRAY.20. ALL SPRAY AND DRIP ZONES TO BE MIN. 5'-0" AND PREFERABLY 10'-0" AWAY FROM OAK TREE TRUNKS. Item No. 9b Design Review Study City of Burlingame Design Review Address: 1020 Toyon Drive Meeting Date: November 13, 2018 Request: Application for Design Review for a new, two-story single family dwelling with a detached garage. Applicant and Property Owner: Genesis King Hwa LLC. APN: 026-240-160 Designer: Christian Ruffat Lot Area: 5,000 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The subject property is an interior lot that borders a C-2 zone/R-4 Overlay at the rear. There is an existing 8’-0” wide public utility easement along the rear property line. The applicant is proposing to demolish an existing one-story single family dwelling and attached garage to build a new, two-story single family dwelling with a detached garage. The proposed house will have a total floor area of 2,972 SF (0.59 FAR) where 2,972 SF (0.59 FAR) is the maximum allowed (including a 108 SF covered porch exemption). The new single family dwelling will contain four bedrooms. Two parking spaces, one of which must be covered, are required on-site. One covered parking spaces is provided in the detached garage (12’-7” x 20’ clear interior dimensions) and one uncovered parking space (9’ x 20’) is provided in the driveway. Therefore, the project is in compliance with off-street parking requirements. All other Zoning Code requirements have been met. The applicant is requesting the following application: Design Review for a new single family dwelling and detached garage (C.S. 25.57.010 (a)(1)). 1020 Toyon Drive Lot Area: 5,000 SF Plans date stamped: October 30, 2018 PROPOSED ALLOWED/REQUIRED Front Setback (1st flr): (2nd flr): 17’-4” (to porch) 20’-0” 17’-4” (block average) 20’-0” Side Setback (left): (right): 5’-6” 10’-0” 4'-0" 4’-0” Rear Setback (1st flr): (2nd flr): 27’-0” 31’-2” 15'-0" 20'-0" Lot Coverage: 1,968 39.4% 2,000 SF 40% FAR: 2,972 SF 0.59 FAR 2,972 SF 1 0.59 FAR # of bedrooms: 4 --- Off-Street Parking: 1 covered (12'-7” x 20' clear interior) 1 uncovered (9' x 20') 1 covered (10' x 20' clear interior) 1 uncovered (9' x 20') Building Height: 29’-1” 30'-0" DH Envelope: complies CS 25.26.075 1 (0.32 x 5,000) + 1,100 + 252SF = 2,972 SF (0.59) FAR Design Review 1020 Toyon Drive 2 Staff Comments: None. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Michelle Markiewicz Assistant Planner c. Genesis King Hwa LLC., applicant and property owner Christian Ruffat, designer Attachments: Application to the Planning Commission Notice of Public Hearing – Mailed November 2, 2018 Area Map 8/24/18 32840 153.93'[50' WIDE]FF GARAGE FF CONCRETE LOT 11 LOT 9 BLOCK 10 BURLINGAME GARDENS BOOK 22 MAPS 66-67142 MAPS 1-4S 29°07'00" W50.00'N 60°53'00" W 100.17' S 60°53'00" E 100.15'N 29°08'41" E50.00'(100') (100')(N 29°07'00" E)MACHINED CROSS SET ON WALK - ELEV: 12.39' SITE BENCHMARK LAWN LAWN LAWN AGGREGATE AGGREGATE CONCRETE DRIVEWAY CONCRETE SIDEWALKCONCRETE WALK EXISTING RESIDENCE EXISTING RESIDENCE STANDARD CONCRETE CURB & GUTTER DRIVEWAY PILLAR (TYPICAL)TOYON DRIVEBRICK 8' PUBLIC UTILITY EASEMENT PER 22 MAPS 66-67 2.5' WIDE GUY WIRE/POST EASEMENT PER 22 MAPS 66-67 ENTIRE PARCEL BEING EXCAVATED FOR NEW CONSTRUCTION FH WV (2) WV WM 1 313 121 2 11RIDGE:29.8RIDGE:30.6 RIDGE:39.7GRAVEL GM JPGUY OHOHOHOHOHOHOHOHOHOHO H O H OH OH OH OH OH O H O H O H CO 24" OAK 12" PRIVET 32" OAK 48" MULTI-TRUNK TREE (5)6" TREES TREE TRIPLE 6" BIRCH DENSE HEDGE XXXXXXXXXXX X X X X X X X X X X X 5' WOOD "WEAVE" FENCE 6' BOARD FENCE 4' IRON FENCE5' WOOD/LATTICE FENCE 4' PICKET FENCE TEMPORARY CONSTRUCTION CHAIN-LINK FENCE 12.61 12.68 11.62 12.07 11.75 11.2911.98 12.10 11.51 12.06 11.62 11.69 11.55 11.15 11.15 11.58 11.70 11.81 11.76 12.00 12.00 12.1812.36 12.45 12.1612.55 12.48 12.65 12.73 12.12 12.19 12.16 12.40 12.10 11.89 12.00 11.82 11.64 11.77 12.04 12.60 12.46 12.42 12.46 12.46 11.29 11.41 11.54 11.36 11.31 10.88 11.02 11.42 11.56 11.65 11.64 11.99 12.62 12.17 12.16 12.44 12.4512.46 12.59 12.58 12.55 12.53 12.58 12.76 12.95 12.77 12.77 12.65 12.72 13.31 12.92 13.36 13.15 13.07 13.14 12.50 12.56 12.50 12.68 12.73 12.87 12.8012.88 12.91 12.96 13.03 13.06 12.94 12.82 12.66 153.93'142 MAPS 1-4N 29°08'41" E(N 29°07'00" E)FOUND 3/4" OPEN IRON PIPEAS FOUND PER 142 MAPS 1-48' PUBLIC UTILITY EASEMENT PER22 MAPS 66-67ENTIRE PARCEL BEING EXCAVATEDFOR NEW CONSTRUCTION1313CO24" OAKXXTEMPORARY CONSTRUCTIONCHAIN-LINK FENCE12.9513.3112.9213.3612.915BWFCOCLF6CLFELEL14121417141814191451N(N) DRIVEWAYPROPOSED 2-STORY RESIDENCEWALL BELOWROOF(E) HOUSE TOBE REMOVED(E) SITE FEATURES ARE TOBE REMOVED(N) 6' RWD FENCESEE LANDSCAPEDWGS.(E) SITE FEATURES ARE TOBE REMOVED SEE LANDSCAPEDWGS. FOR IMPROVEMENTSWALLS BELOWROOFEXISTING DRIVEWAY CUT TO BE RE-USEDREPAIR OR REPLACE CURB, GUTTER, SIDEWALKETC. AS PER CITY STANDARDS(N) DRIVEWAY AND APPROACHAS PER LANDSCAPE PLANSANY DRIVEWAY APPROACHESTO BE REPAIRED ORCONSTRUCTED PER PWDEPARTMENT DETAILS100' - 0"50' - 0"PROPOSED5' - 6"34' - 6"17.32' +- AVERAGE SETBACKPROPOSED17' - 7"15' - 0"COVERED PORCHFRONT S.B. MIN.15' - 0"10' - 0"UPPER/SECOND FLOOR20' - 0".9' - 2"MIN.4' - 0"1-CAR GARAGE1-CAR COVERED1-CARUNCOVERED9' X 20'TOC11.62'TOC10.88'AVG. TOC11.25'12.17' (E)GRADE12.6' (E)GRADEUTILITY EASEMENT8' - 0"12.1712.60UPPER DECK31' - 1"9' - 6"(E) TREE TO BE REMOVED4' - 3"NOTE:ROOF EAVES SHALL NOTPROJECT TOWITHIN 2'-0"OF PROP. LINE.GMEMSSSSCO W/ BACKFLOWPREVENTERSSSSALL WATER CONNECTIONSTO CITY WATER MAINS FOR SERVICEOR FIRE LINE ARE TO BE INSTALLEDPER CITY STANDARD PROCEDURESAND SPECIFICATION, AND ANY OTHERUNDERGROUND UTILITY WORKSWITHIN CITY'S R.O.W.GAS AND ELEC. METERLOCATIONS AS PERPG&E STANDARDSTYP.(E) TREE TO BE REMOVEDDrawing NumberDATEScaleProject Number12345REVISIONSDATEBYDESCRIPTIONAs indicatedNEWRESIDENCE1020 TOYON DR.BURLINGAME, CA.A110/29/18GEN 02PLANNING DATASCHEMATIC SITE PLANPRELIMINARYLOCATION MAPSITESITE PLAN GENERAL NOTES7. ANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE PERFORMED BEYOND THE SCOPE OF THE    BUILDING PERMIT FOR THESE PLANS MAY REQUIRE FURTHER CITY APPROVALS INCLUDING REVIEW    BY THE PLANNING COMMISSION. THE BUILDING OWNER, PROJECT DESIGNER AND OR    CONTRACTOR MUST OBTAIN A REVISION TO THE CITY FOR ANY WORK NOT GRAPHICALLY    ILLUSTRATED ON THE JOB COPY OF THE PLANS PRIOR TO PERFORMING THE WORK.8. NOTE‐WHEN PLANS ARE SUBMITTED TO THE BUILDING DIVISION FOR PLAN REVIEW, A    COMPLETED SUPPLEMENTAL DEMOLITION PERMIT APPLICATION WILL BE PROVIDED.9. IF A GRADING PERMIT IS REQUIRED IT SHALL BE OBTAINED FROM THE DEPARTMENT OF PUBLIC    WORKS.10. CONSTRUCTION HOURS: WEEKDAYS: 8:00 AM‐7:00 PM                                                          SATURDAY: 9:00 AM‐6:00 PM                                                          SUNDAYS & HOLIDAYS: NO WORK ALLOWED                                                          CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT OF WAY ARE LIMITED                                                          TO WEEKDAYS AND NON‐CITY HOLIDAYS BETWEEN 8:00 AM AND 5:00 PMPLANNING10/1/18CR x252 SF12' - 7"20' - 0"1-CAR GARAGE1-CAR COVEREDP.U.E.8' - 0"20' - 8"1' - 0"4'-0" MIN.4' - 7"DRIVEWAY9' - 6"0' - 6"NOTE:EXTERIORBEARING WALLS LESSTHAN 5'-0" FROM PROP.LINE SHALL BE 1-HR.CONSTRUCTION TYP.PLPLDS TYP.5" / 1'-0"5" / 1'-0"GUTTERS/DOWNSPOUTSSEE ELEVATIONSA1.07GARAGE LEVELGARAGE CLG.9' - 0"TOC 13.3'ROOF TO MATCH HOUSEHORIZONTAL SIDINGTO MATCH HOUSEROLL-UP GLASSPANELED CUSTOMGARAGE DOORPAINTED G.I.GUTTERS & DSGARAGE LEVELGARAGE CLG.GARAGE LEVELGARAGE CLG.GARAGE LEVELGARAGE CLG.FRAMING AS PERSTRUCTURALDRAWINGSROOFING TO MATCHHOUSE SEE ELEVATIONWOOD FASCIABOARD-PAINTEDW/ SAW KERFTHIS LOCATION6" MAX.PAINTED G.I. GUTTER& DS.SIDING O/ NO. 15FELT5/8" TYPE "X" GYP. BD.(WHERE OCCURS NEXTTO PROPERTY LINE) CONT.TO UNDERSIDE OF ROOFPLY. SHTG.1-HR. ICC ESR1338 USE EXT.GRADE AT ANY EXPOSEDLOCATIONS TYP. PRIME& PAINTDrawing NumberDATEScaleProject Number12345REVISIONSDATEBYDESCRIPTIONAs indicatedNEWRESIDENCE1020 TOYON DR.BURLINGAME, CA.A1.010/29/18GEN 02SCALE: 1/4" = 1'-0"1GARAGE LEVELSCALE: 1/4" = 1'-0"2GARAGE- ROOFSCALE: 1/4" = 1'-0"3GARAGE-FRONTSCALE: 1/4" = 1'-0"4GARAGE-REARSCALE: 1/4" = 1'-0"5GARAGE-LEFTSCALE: 1/4" = 1'-0"6GARAGE-RIGHTPLANNING10/1/18CRSCALE: 1 1/2" = 1'-0"71-HR. EAVE AT PROP. LINE UPUPDN1426 SFMAIN 1272 SFGARAGE114 SFMAIN 249 SFMAIN 334' - 6"41' - 4"7' - 10"6' - 0"8' - 2"14' - 6"13' - 2"20' - 8"FRONT PORCH108 SF248 SFUPPER 154 SFUPPER 2497 SFUPPER 3312 SFUPPER 415' - 6"17' - 1"12' - 10"24' - 4"29' - 1"16' - 0"9' - 10"5' - 6"Drawing NumberDATEScaleProject Number12345REVISIONSDATEBYDESCRIPTION 3/16" = 1'-0"NEWRESIDENCE1020 TOYON DR.BURLINGAME, CA.A1.110/29/18GEN 02Area Schedule (Gross Building)Name Size AreaUPPER 4 24'4"X12'10" 312 SFUPPER 3 29'1"X17'1" 497 SFUPPER 2 9'10"X5'6" 54 SFUPPER 1 16'X15'6" 248 SFMAIN 3 8'2"X6'0" 49 SFMAIN 2 14'6"X7'10" 114 SFMAIN 1 34'6"X41'4" 1426 SFGARAGE 13'2"X21' 272 SF2972 SFPRELIMINARYSCALE: 3/16" = 1'-0"1MAIN LEVEL AREASSCALE: 3/16" = 1'-0"2UPPER LEVEL AREASPLANNING10/1/18CR x221 SF13' - 6"16' - 4"x189 SF13' - 6"14' - 0"x201 SF13' - 6"14' - 11"x138 SF11' - 6"12' - 0"x299 SF19' - 6"15' - 4"FAMILY ROOMDININGKITCHENPDRLIVINGENTRY36" RANGEFAU 1COVERED PORCHSUPERIOR DIRECTVENT GAS FP. DRL3054ANSI Z21.88(3) 2'6"X5'6" CST.DWUP2A42A43' - 8"11' - 10"8' - 2"14' - 0"7' - 10"5' - 6"12' - 4"5' - 8"17' - 10"6' - 4"2' - 4"15' - 6"14' - 6"16' - 10"20' - 0"14' - 6"34' - 6"BEDROOM 4BA. 336" REF.CL.REAR TERRACEDNPAN4' - 4"8' - 4"SEE THRUFP1-CAR GARAGE4' - 0" MIN.4' - 7"DNHALL1' - 0"WWWLEDLEDNOTE:EXTERIORBEARING WALLS LESSTHAN 5'-0" FROM PROP.LINE SHALL BE 1-HR.CONSTRUCTION TYP.2'6"X5'6" CST.(3) 2'6"X5'6" CST.2'6"X5'6" CST.PR.2'6"X5'0" CST.2'6"X5'6" CST.(4) 3'0"X8'0" FOLDING2'8"X8'0" FRCH.SINGLE-EXTERIOR DOOR2'6"X5'6" CST.(3) 2'6"X5'6" CST.2'6"X5'6" CST.EGRESS WDO.(ROCK SALT FINISHED)3' - 0" MIN.49' - 2"(ROCK SALT FINISHED)WOOD EXT. PANELED DOORW/ INSULATED GLASSWOOD EXT. PANELED DOORW/ INSULATED GLASS2'6"X4'6" CSMT. T.GL.DOWNSPOUTS TYP.COV. PORCH108 SF1' - 10"6' - 0"Drawing NumberDATEScaleProject Number12345REVISIONSDATEBYDESCRIPTION 1/4" = 1'-0"NEWRESIDENCE1020 TOYON DR.BURLINGAME, CA.A210/29/18GEN 02MAIN FLOOR PLANPRELIMINARYPLANNING10/1/18CR x228 SF15' - 0"15' - 2"x117 SF11' - 6"10' - 2"x63 SF6' - 3"10' - 1"x88 SF5' - 5"16' - 2"x61 SF12' - 3"5' - 0"x117 SF11' - 6"10' - 2"x28 SF4' - 2"6' - 10"LAUN.MASTER BRM.BEDROOM 2BEDROOM 3BATH 2MA. BATHROOF BELOW5' TUBROOF BELOWLINENSUPPER HALLROOF BELOW2A42A46' - 11"16' - 0"11' - 7"MA. CLO.DNDW3' - 4"DECKROOF BELOWBUILT-IN CABS.3' - 0" MIN.(9'-6" CLG.)30" SLGARAGE ROOF BELOW5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"EQEQWALLBELOWMAX.2' - 0"3' - 4"10' - 8"2' - 4"16' - 11"15' - 6"MASTERENTRY2'6"X4'6" CSMT.PR. 2'6"X4'6" CST.PR. 2'6"X4'6" CST.2'6"X3'6" CSMT.3'0"X20"T.GL.AWNING2'0"X3'6" CSMT.2'0"X3'6" CSMT.1'9"x1'9"CST.2'6"X4'6" CSMT.2'6"X3'6" CSMT.2'6"X3'6" CSMT.PR.3'0"X8'0"T.GL.FR.2'6"X3'6" CSMT.2'6"X4'6" CSMT.EGRESSEGRESSEGRESS(SINGLE PLY MEMBRANE)REMOVEDSLP.CLG.SLP.CLG.SLP.CLG.SLP.CLG.Drawing NumberDATEScaleProject Number12345REVISIONSDATEBYDESCRIPTION 1/4" = 1'-0"NEWRESIDENCE1020 TOYON DR.BURLINGAME, CA.A310/29/18GEN 02UPPER FLOOR PLANPRELIMINARYPLANNING10/1/18CR UPPER ROOFLOWER ROOFLOWER ROOF2A42A4LOWER ROOF5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"MAIN LEVELUPPER LEVELUPPER LEVEL CLG.MAIN LEVEL CLG.8' - 6"10' - 1"DININGBEDROOM 4ATTICCRAWL SPACEMAXIMUM RIDGEALLOWABLE MAXIMUM30' - 0"PROPOSED MAX. RIDGE29' - 1" +F.F. 14.83'11.24' AVERAGE T.O.CURB SEE SITE PLAN SHT. A13' - 7"7' - 6"5' - 6"12' - 0"PROPERTY LINEDECLINING HEIGHTENVELOPE12.17' (E)GRADE ATPL.12.6' (E)GRADE AT PL12' - 0"PROPERTY LINE4 5 .0 0 °45.00°8' - 10"40.419' - 6"Drawing NumberDATEScaleProject Number12345REVISIONSDATEBYDESCRIPTION 1/4" = 1'-0"NEWRESIDENCE1020 TOYON DR.BURLINGAME, CA.A410/29/18GEN 02SCALE: 1/4" = 1'-0"1ROOF PLANPRELIMINARYSCALE: 1/4" = 1'-0"2SECTION 1 - 1 MAIN LEVELMAIN LEVELUPPER LEVELUPPER LEVEL CLG.MAIN LEVEL CLG.8' - 6"1' - 0"10' - 1"TYPICAL EXTERIOR MATERIALS:PAINTED FACIA & RAKE TRIMVINYL EXT. WOOD INT. WINDOWS NAIL FINTYPE/TRIM LESS AS SELECTED BY OWNERPRE-FINISHED METAL ROOFINGMETAL ROOF AWING WITH METALSUPPORTS PAINTED THIS LOCATIONFRY 1/4" CHANNEL SCREED #PCS-75-25VENTED AT HORIZ. APPLICATIONSSEE ELEVATIONS AND INSTALL PERMFR. RECOMMENDATIONSTYP. VENTED AT HORIZ. LOCATIONSELDORADO STONEMOUNTAIN LEDGE30' - 0"9' - 2"7' - 6"5' - 6"12' - 0"PROPERTY LINEDECLINING HEIGHT ENVELOPESTAINED SIDING 6" TTWF.F. 14.83'11.25' AVERAGE T.O.CURB SEE SITE PLAN SHT. A112.17' (E)GRADE ATPL.12.6' (E)GRADE AT PL12' - 0"7' - 6"PROPERTY LINE4 5 .0 0 °45.00°8' - 10"A53RIDGE29' - 1" + MAX.4' - 6"3' - 0"2' - 6"4' - 6"2' - 6"EGRESSWDO.EGRESSWDO.ROCK SALT FINISHEDENTRY PORCHSMOOTH FINISHED EXT. CEMENTPLASTER FINISH PAINTEDCURB MOUNTED ANODIZED ALUM.LOW E T.GL,SKYLIGHT40.41VINYL EXT. WOOD INT.DOUBLE GLAZED WINDOWPLASTER W/ WEEP SCREED& "Z" FLASHING TYP.MFR. SILL ELEMENT PRE-FIN.FINISH PER PLANSMAIN LEVELUPPER LEVELUPPER LEVEL CLG.MAIN LEVEL CLG.10' - 1"1' - 0"8' - 6"PAINTED FACIA & RAKE TRIMVINYL EXT. WOOD INT. WINDOWS & DOORS NAIL FINTYPE/TRIM LESS AS SELECTED BY OWNERPRE-FINISHED METAL ROOFINGFRY 1/4" CHANNEL SCREED #PCS-75-25VENTED AT HORIZ. APPLICATIONSSEE ELEVATIONS AND INSTALL PERMFR. RECOMMENDATIONSTYP.STAINED SIDING 6" TTW30' - 0"11.25' AVERAGE T.O.CURB SEE SITE PLAN SHT. A1RIDGE29' - 1" + MAX.PAINTED W.I. IN-FILL RAILINGPAINTED WOOD CAPSINGLE PLY MEMBRANEDECKROCK SALT FINISHEDREAR TERRACESMOOTH FINISHED EXT. CEMENTPLASTER FINISH PAINTED40.41Drawing NumberDATEScaleProject Number12345REVISIONSDATEBYDESCRIPTIONAs indicatedNEWRESIDENCE1020 TOYON DR.BURLINGAME, CA.A510/29/18GEN 02SCALE: 1/4" = 1'-0"1PROPOSED FRONTELEVATIONPRELIMINARYSCALE: 1 1/2" = 1'-0"5WINDOW MULLION DETALSCALE: 1 1/2" = 1'-0"3WDO. SCHEMATICSCALE: 1/4" = 1'-0"2PROPOSED REARELEVATIONPLANNING10/1/18CR MAIN LEVELUPPER LEVELUPPER LEVEL CLG.MAIN LEVEL CLG.8' - 6"1' - 0"10' - 1"2A42A4GARAGE LEVEL2' - 6"5' - 6"2' - 6"EGRESS WDO.MAXIMUM30' - 0"11.25' AVERAGE T.O.CURB SEE SITE PLAN SHT. A129' - 1" +PAINTED FACIA & RAKE TRIMVINYL EXT. WOOD INT. WINDOWS & DOORS NAIL FINTYPE/TRIM LESS AS SELECTED BY OWNERPRE-FINISHED METAL ROOFINGFRY 1/4" CHANNEL SCREED #PCS-75-25VENTED AT HORIZ. APPLICATIONSSEE ELEVATIONS AND INSTALL PERMFR. RECOMMENDATIONSTYP.STAINED SIDING 6" TTWELDORADO STONEMOUNTAIN LEDGEROCK SALT FINISHEDENTRY PORCHROCK SALT FINISHEDENTRY PORCHSMOOTH FINISHED EXT. CEMENTPLASTER FINISH PAINTED40.41MAIN LEVELUPPER LEVELUPPER LEVEL CLG.MAIN LEVEL CLG.8' - 6"1' - 0"10' - 1"2A42A48' - 6"1' - 0"10' - 1"MAXIMUM30' - 0"11.25' AVERAGE T.O.CURB SEE SITE PLAN SHT. A129' - 1" +PAINTED FACIA & RAKE TRIMVINYL EXT. WOOD INT. WINDOWS & DOORS NAIL FINTYPE/TRIM LESS AS SELECTED BY OWNERPRE-FINISHED METAL ROOFINGFRY 1/4" CHANNEL SCREED #PCS-75-25VENTED AT HORIZ. APPLICATIONSSEE ELEVATIONS AND INSTALL PERMFR. RECOMMENDATIONSTYP.STAINED SIDING 6" TTWROCK SALT FINISHEDENTRY PORCHSMOOTH FINISHED EXT. CEMENTPLASTER FINISH PAINTED40.41Drawing NumberDATEScaleProject Number12345REVISIONSDATEBYDESCRIPTION 1/4" = 1'-0"NEWRESIDENCE1020 TOYON DR.BURLINGAME, CA.A610/29/18GEN 02SCALE: 1/4" = 1'-0"1PROPOSED LEFTELEVATIONSCALE: 1/4" = 1'-0"2PROPOSED RIGHTELEVATIONPRELIMINARYPLANNING REVISIONS3-21-18PLANNING10/1/18CR Drawing NumberDATEScaleProject Number12345REVISIONSDATEBYDESCRIPTIONNEWRESIDENCE1020 TOYON DR.BURLINGAME, CA.A710/29/18GEN 02SCALE:1LEFT FRONT ISOMETRICSCALE:2RIGHT REAR ISOMETRICPRELIMINARYSCALE:3FRONT ENTRY VIEW Drawing NumberDATEScaleProject Number12345REVISIONSDATEBYDESCRIPTIONNEWRESIDENCE1020 TOYON DR.BURLINGAME, CA.A810/29/18GEN 02KEY PLAN12345671234567PHOTOS COURTESY OF GOOGLE EARTH PROJECT LOCATION 1547 Los Altos Drive Item No. 9c Design Review Study City of Burlingame Design Review, Hillside Area Construction Permit and Special Permit Address: 1547 Los Altos Drive Meeting Date: November 13, 2018 Request: Application for Design Review, Special Permit for attached garage and Hillside Area Construction Permit for a first and second story addition to an existing single -family dwelling and new attached garage. Applicant and Designer: Jared Kuykendall, Studio 797 APN: 027-012-040 Property Owners: Flora Lee and Jonathan Wan Lot Area: 9,034 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The subject property slopes downward 7’-0” from left to right and downward approximately 16’-0” from front to rear. Due to the slope of the lot, the existing house is single-story at the front and two stories at the rear. The applicant is proposing to demolish the existing attached carport/second floor deck and replace it with an attached two-car garage and living space above it. This application includes a request for a Special Permit for an attached garage (C.S. 25.26.035 (a)). A new covered front porch and uncovered second floor deck at the rear of the house is also proposed. With the proposed project the new floor area of the house would be 3,683 SF (0.40 FAR), where 3,990 SF (0.44 FAR) is the maximum allowed. The proposed house would be 307 SF below the maximum allowed floor area. The subject property is located in the Hillside Area and C ode Section 25.61.020 of the Burlingame Municipal Code states that no new structure or any addition to all or a portion of an existing structure shall be constructed within the affected area without a Hillside Area Construction P ermit. With this application, the number of bedrooms will be increasing from four to five. A minimum of three parking spaces, two of which must be covered, are required for a five -bedroom house. The garage would have clear internal dimensions of 21’-2½” wide x 26'-4” deep and meets the minimum required dimensions for a two -car garage (20’-0” x 20’-0” clear interior dimensions required); one uncovered space (9’-0” x 20’-0”) is provided in the driveway. Therefore, the project complies with the current parking code requirements. All other Zoning Code requirements have been met. The applicant requests the following applications:  Design Review for a first and second story addition and new attached garage (C.S. 25.57.010 (a) (2) (6));  Hillside Area Construction Permit (C.S. 25.61.020); and  Special Permit for an attached garage (C.S. 25.26.035 (a)). This space intentionally left blank. Item No. 9c Design Review Study Design Review, Hillside Area Construction Permit and Special Permit 1547 Los Altos Drive -2- 1547 Los Altos Drive Lot Area: 9,034 SF Plans date stamped: October 31, 2018 EXISTING PROPOSED ALLOWED/REQ'D SETBACKS Front (1st flr): (2nd flr): Attached Garage: 19’-3” n/a 39’-0” to attached carport 15’-0” 33’-3” 35’-3” 15'-0" (block average is 14’-3”) 20’-0” 35’-0” Side (left): (right): 5'-4" 8’-9” No change 7’-1” 7'-0" 7'-0" Rear (1st flr): (2nd flr): 70’-5” 70’-5” No change No change 15'-0" 20'-0" Lot Coverage: 2,188 SF 24.2% 3,126 SF 34.6% 3,613 SF 40% FAR: 2,942 SF 0.32 FAR 3,683 SF 0.40 FAR 3,990 SF ¹ 0.44 FAR # of bedrooms: 4 5 --- Off-Street Parking: 1 covered (9’ x 18’) 1 uncovered (9’ x 20’) 2 covered (21’-2½” x 26'-4”) 1 uncovered (9’ x 20’) 2 covered (20' x 20') 1 uncovered (9' x 20') Building Height: 11'- 5” 16'-4½" 30'-0" DH Envelope: --- complies CS 25.26.075 ¹ (0.32 x 9,034 SF) + 1100 SF = 3,990 SF (0.44 FAR). Staff Comments: None Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neig hborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Findings for Hillside Area Construction Permit: Review of a Hillside Area Construction Permit by the Planning Commission shall be based upon obstruction by construction of the existing distant views of nearby p roperties. Emphasis shall be given to the obstruction of distant views from habitable areas within a dwelling unit (Code Sec. 25.61.060). Design Review, Hillside Area Construction Permit and Special Permit 1547 Los Altos Drive -3- Findings for a Special Permit: In order to grant a Special Permit, the Planning Commission must find that the following conditions exist on the property (Code Section 25.51.020 a -d): (a) 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 existing street and neighborhood; (b) The variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood; (c) The proposed project is consistent with the residential design guidelines adopted by the city; and (d) 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 the mitigation for the removal that is proposed is appropriate. Sonal Aggarwal Contract Planner c. Jared Kuykendall, applicant and architect Flora Lee and Jonathan Wan , property owners Attachments: Application to the Planning Commission Special Permit Application Notice of Public Hearing – Mailed November 2, 2018 Area Map REMODEL AND ADDITION:1547 LOS ALTOS DRIVEBURLINGAME, CAAPN # 027012040PLANNING RESUBMITTAL - OCTOBER 29, 2018ISSUE DATE JULY 17, 2018 DRAWN BY JMK JOB NUMBER BG 1547.2 REVISIONS REVISION 2 - OCTOBER 22, 2018AC-36856 INF EX. 09/30/19 O TATSS E LAC I OF R TCEE D A HCRSNECILTI JARED MARK KUYKENDALL797residential | commercial | design | drafting1618 sullivan avenue #486daly city, ca 94015jared kuykendall / 415.871.9976OWNER:FLORA LEE & JONATHAN WAN650.200.8498REVISION 1 - SEPTEMBER 24, 2018TITLE SHEETA0.1 THE PROJECT CONSISTS OF AN ADDITION TO AN EXISTING TWO-STORY SINGLE FAMILY RESIDENCE. GROUND FLOOR TO CONSIST OF A 2-CAR GARAGE, AND THE SECOND FLOOR TO CONSIST OF A NEW KITCHEN/DINING/FAMILY ROOM. EXISTING KITCHEN TO BE CONVERTED TO A 5TH BEDROOM. ANY HIDDEN CONDITIONS THAT REQUIRE WORK TO BE PERFORMED BEYOND THE SCOPE OF THE BUILDING PERMIT ISSUED FOR THESE PLANS MAY REQUIRE FURTHER CITY APPROVALS INCLUDING REVIEW BY THE PLANNING COMMISSION. FIRE SPRINKLER SYSTEM WORK UNDER SEPARATE PERMIT. CODE REFERENCES: ALL DESIGN AND CONSTRUCTION SHALL COMPLY WITH THE 2016 CALIFORNIA CODE OF REGULATIONS TITLE 24: BUILDING CODE (CBC); GREEN BUILDING CODE (GBC); ELECTRICAL CODE (CEC); MECHANICAL CODE (CMC); PLUMBING CODE (CPC); ENERGY CODE [2016 ENERGY STANDARDS] (CNC), WITH BURLINGAME MUNICIPAL CODE AMENDMENTS. ARCHITECT:JARED KUYKENDALL, LEED AP BD+C STUDIO 797 1618 SULLIVAN AVENUE #486 DALY CITY, CA 94015 415.871.9976 DRAWING INDEX A SHEETS A0.1 TITLE SHEET A1.1 EXISTING/DEMO AND PROPOSED SITE PLAN A1.2 EXISTING/PROPOSED LANDSCAPE AND UTILITY PLANS A2.1 EXISTING/DEMO AND PROPOSED FLOOR PLANS A2.2 EXISTING/DEMO AND PROPOSED FLOOR PLANS A3.1 EXISTING/DEMO AND PROPOSED ELEVATIONS A3.2 EXISTING/DEMO AND PROPOSED ELEVATIONS A3.3 EXISTING/DEMO AND PROPOSED ELEVATIONS A4.1 PROPOSED SITE SECTIONS PROJECT DESCRIPTION PROJECT DATA ZONING R-1 APN 027012040 OCCUPANCY R3 - SINGLE FAMILY REQUIRED SETBACKS 15' FRONT, 15' BACK, 7' SIDES LOT AREA 9,034 SF LOT COVERAGE 9,034 SF x 40% = 3,613 SF (ALLOWED) 2,188 SF (EXISTING) 3,119 SF (PROPOSED) FLOOR AREA RATIO (9,034 SF x 0.32) + 1,100 SF = 3,990 SF (ALLOWED) 2,942 SF (EXISTING) 3,683 SF (PROPOSED) PARKING 1x COVERED + 1x UNCOVERED (EXISTING) 2x COVERED + 1x UNCOVERED (PROPOSED) AREA EXISTING ADDITION SECOND FLOOR ± 1,508 SF 564 SF FIRST FLOOR ± 754 SF 592 SF (E) DECK (DEMO)± 422 SF (- 422 SF) (N) DECK 109 SF ±3,527 SF (TOTAL FLOOR AREA) VICINITY MAP NORTH PROJECT SITE 1. ALL WORK SHALL CONFORM TO THE 2016 EDITION OF THE STATE OF CALIFORNIA BUILDING CODE AND BURLINGAME AMENDMENTS AND ALL OTHER APPLICABLE CODES. GOVERNING AUTHORITIES AND CODES TAKE PRECEDENCE OVER DRAWINGS AND SPECIFICATIONS. REPORT ANY DISCREPANCIES TO THE ARCHITECT IMMEDIATELY. 2. MECHANICAL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE 2016 CMC; PLUMBING CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE 2016 CPC; ELECTRICAL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE 2016 CALIFORNIA ELECTRICAL CODE AND ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE LATEST UNIFORM FIRE CODE. ALL CODES SHALL BE AS AMENDED BY THE STATE OF CALIFORNIA. 3. VERIFY DIMENSIONS, GRADES, ELEVATIONS AND CRITICAL LOCATIONS, SUCH AS STRUCTURAL SUPPORTS, BEFORE COMMENCING WORK AFFECTED BY THEM. THE CONTRACTOR SHALL REPORT ANY DISCREPANCIES TO THE ARCHITECT IMMEDIATELY. 4. THE CONTRACTOR SHALL THOROUGHLY REVIEW PLANS AND EXISTING SITE CONDITIONS AND NOTIFY ARCHITECT OF ANY DISCREPANCIES, ERRORS OR OMISSIONS PRIOR TO CONSTRUCTION. 5. DURING CONSTRUCTION, REPORT ALL DISCREPANCIES AND/OR CONFLICTS IN THE DRAWINGS TO THE ARCHITECT IMMEDIATELY. 6. EACH CONTRACTOR SHALL BE RESPONSIBLE FOR PERFORMING ALL WORK REQUIRED FOR A COMPLETELY FINISHED PROJECT. 7. INSTALL ALL MATERIALS AND PRODUCTS IN STRICT ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS AND APPLICABLE ICBO REPORTS, FURNISH AND INSTALL ALL REQUIRED FOR A COMPLETE OPERATING SYSTEM. 8. DIMENSIONS SHALL GOVERN ON WORKING DRAWINGS. DO NOT SCALE DRAWINGS. 9. IN THE EVENT CERTAIN FEATURES OF THE CONSTRUCTION ARE NOT FULLY SHOWN ON THE DRAWINGS OR CALLED FOR IN THE NOTES, THEN THEIR CONSTRUCTION SHALL BE OF THE SAME CHARACTER AS FOR SIMILAR CONDITIONS THAT ARE SHOWN OR CALLED FOR. 10. ALL SHEET METAL FABRICATION AND INSTALLATION SHALL BE IN ACCORDANCE WITH THE LATEST EDITION OF SMACNA, THE SHEET METAL AND AIR CONDITIONING CONTRACTORS NATIONAL ASSOCIATION MANUAL. 11. NEITHER THE ARCHITECT, NOR THE OWNER SHALL BE RESPONSIBLE FOR: CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES OF CONTRACTOR; SAFETY PRECAUTIONS AND PROGRAMS OF CONTRACTOR; THE ACTS OR OMISSIONS OF CONTRACTOR; OR THE FAILURE OF CONTRACTOR TO CARRY OUT THE WORKING ACCORDANCE WITH THE CONTRACT DOCUMENTS. 12. THE CONTRACTOR SHALL DO ALL WORK IN ACCORDANCE WITH THE PLANS AND SPECIFICATIONS APPROVED BY THE BUILDING OFFICIAL. THE APPROVED PLANS AND SPECIFICATIONS SHALL NOT BE CHANGED OR MODIFIED WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL PER SECTION 303 OF THE INTERNATIONAL BUILDING CODE AS AMENDED BY THE CALIFORNIA AMENDMENTS. 13. THE ARCHITECT DOES NOT ASSUME RESPONSIBILITY FOR UNDERGROUND UTILITIES NOR FOR THE EXISTENCE OF OTHER BURIED OBJECTS. THE LOCATION OF EXISTING UNDERGROUND UTILITY FACILITIES AS SHOWN ON THE PLANS ARE APPROXIMATE ONLY, THE CONTRACTORS SHALL CONTACT THE RESPECTIVE UTILITY COMPANY & PROVIDE UTILITY LOCATION SERVICES AS REQUIRED TO OBTAIN THE EXACT DEPTH OF BURIAL AND HORIZONTAL LOCATION OF UTILITY LINES, CONDUITS, PIPING, ETC.. PRIOR TO PERFORMING UNDERGROUND CONSTRUCTION, THE CONTRACTORS SHALL MAKE THE NECESSARY PROBES AND EXPLORATION TO IDENTIFY AREAS OF POSSIBLE CONFLICT WITH THE PROPOSED WORK. GENERAL NOTES 1. PLUMBING CONTRACTOR SHALL BE RESPONSIBLE FOR SITE VERIFICATION OF EXISTING CONDITIONS AND PROPER ENGINEERING OF PLUMBING INSTALLATION. 2. ALL NEW PLUMBING FXTURES AND FITTINGS TO BE INSTALLED ACCORDING TO MAUFACTURERS' RECOMMENDATIONS. 3. PROVIDE AN R-6 INSULATION JACKET AT ALL WATER HEATERS. PRESSURE RELIEVE VALVES MUST BE PROVIDED PRIOR TO INSTALLATION OF THE JACKET. A MINIMUM OF THE FIRST 5' OF BOTH HOT AND COLD WATER PIPES SHALL BE INSULATED (1" THICK). 1. HVAC CONTRACTOR SHALL BE RESPONSIBLE FOR SITE VERIFICATION AND PROPER ENGINEERING OF HVAC INSTALLATION. 2. ALL NEW HVAC EQUIPMENT AND APPLIANCES TO BE INSTALLED ACCORDING TO MANUFACTURERS' RECOMMENDATIONS. 3. HVAC SYSTEM TO PROVIDE CONSTANT, EVEN TEMPERATURE THROUGHOUT UNIT, CAPABLE OF MAINTAINING 70° F AT 36" A.F.F. DAMPERS TO BE ACCESSIBLE FOR NECESSARY ADJUSTMENTS. BALANCING OF SYSTEM TO BE PROVIDED AND COORDINATED WITH REGISTER PLACEMENT. 4. LOCATION OF THERMOSTATS AS NECESSARY TO BE COORDINATED WITH OWNER. A. PROTECT ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS OR OTHER OPENINGS AT EXTERIOR WALLS AGAINST THE PASSAGE OF RODENTS (4.406.1). B. COVER DUCT OPENINGS AND OTHER RELATED AIR DISTRIBUTION COMPONENT OPENINGS DURING CONSTRUCTION (4.504.1). C. ADHESIVES, SEALANTS AND CAULKS SHALL BE COMPLIANT WITH VOC AND OTHER TOXIC COMPOUND LIMITS (4.504.2.1). PROVIDE DOCUMENTATION. D. PAINTS, STAINS AND OTHER COATINGS SHALL BE COMPLIANT WITH VOC LIMITS (4.504.2.2). PROVIDE DOCUMENTATION AS REQUIRED. E. AEROSOL PAINTS AND COATINGS SHALL BE COMPLIANT WITH PRODUCT WEIGHTED MIR LIMITS FOR ROC AND OTHER TOXIC COMPOUNDS (4.504.2.3). CONTRACTOR SHALL PROVIDE VERIFICATION AS REQUIRED. F. PARTICLEBOARD, MEDIUM DENSITY FIBERBOARD (MDF) AND HARDWOOD PLYWOOD USED IN INTERIOR FINISH SYSTEMS SHALL COMPLY WITH LOW FORMALDEHYDE EMISSION STANDARDS (4.504.5). PROVIDE DOCUMENTATION. G. CHECK MOISTURE CONTENT OF BUILDING MATERIALS USED IN WALL AND FLOOR FRAMING BEFORE ENCLOSURE. WOOD FRAMING SHALL HAVE MOISTURE CONTENT OF 19% MAX. (4.505.3). H. MATERIALS DELIVERED TO THE CONSTRUCTION SITE SHALL BE PROTECTED FROM RAIN OR OTHER SOURCES OF MOISTURE. I. 65% OF MIXED DEBRIS MUST BE TRANSPORTED BY REGISTERED HAULER TO A REGISTERED FACILITY AND BE PROCESSED FOR RECYCLING IN COMPLIANCE WITH BURLINGAME CONSTRUCTION & DEMOLITION DEBRIS REQUIREMENTS. J. UPON REQUEST, CONTRACTOR SHALL PROVIDE VERIFICATION DOCUMENTS TO SHOW SUBSTANTIAL CONFORMANCE WITH THE 2016 CALIFORNIA GREEN CODE REQUIREMENTS. CAL GREEN MANDATORY MEASURES PLUMBING GENERAL NOTES MECHANICAL GENERAL NOTES 1. ALL WORK IN PUBLIC RIGHT OF WAY SHALL BE PER THE CURRENT CITY STANDARDS AND SPECIFICATIONS. 2. STORAGE OF MATERIALS AND EQUIPMENT IN THE PUBLIC RIGHT OF WAY IS NOT ALLOWED. 3. CONTRACTOR SHALL REMOVE ALL DIRT AND DEBRIS FROM PUBLIC RIGHT OF WAY IMMEDIATELY AS A RESULT OF CONSTRUCTION ACTIVITY. 4. CONTRACTOR SHALL OBTAIN AN ENCROACHMENT PERMIT FROM THE PUBLIC WORKS DEPARTMENT PRIOR TO STARTING ANY WORK IN THE PUBLIC RIGHT OF WAY. CONSTRUCTION GENERAL NOTES PER CITY OF BURLINGAME MUNICIPAL CODE 13.04.100, CONSTRUCTION HOURS ARE AS FOLLOWS: MONDAY THROUGH FRIDAY:8AM TO 7PM SATURDAYS:9AM TO 6PM SUNDAYS AND HOLIDAYS:NO WORK ALLOWED CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYS AND NON-CITY HOLIDAYS BETWEEN 8AM AND 5PM. CONSTRUCTION HOURS 20'-0" REAR SETBACK(SECOND FLOOR)15'-0" FRONT SETBACK(FIRST FLOOR)35'-3" TO FACE OFGARAGE DOOR±19'-3" (E)±70'-5" (E)7'-1"±76'-11"PROPERTY LINE 139.71'PROPERTY LINE 140.67'±12'-3" (E)DN DN UP LOS ALTOS DRIVE PROPERTY LINE 55.82' 7'-0" SIDE SETBACK 7'-0" SIDE SETBACK ±5'-4" (E) 55.73' DN ±2.5:12 ±2.5:12 ±2.5:12 ±2.5:12 ±12'-9" (E)8.27' 9.06' REAR YARD FRONT YARD SIDE YARD SIDE YARD (N) 6'-0" HIGH FENCE (N) RAISED PLANTERS (N) 6'-0" HIGH FENCE AND GATE (N) CONCRETE PAVER WALKWAY (N) REDWOOD DECK @ SECOND FLOOR. SEE PLANS, SHEET A3 EXTEND PATIO PAVERS AS REQUIRED, COORDINATE WITH (E) (N) ROOF "CALIFORNIA FRAMED" OVER (E). ROOF FINISH AND SLOPE MATCH (E) FOOTPRINT OF HOUSE BELOW, SHOWN DASHED (N) CONCRETE STEPS ALONG GRADE(N) CONCRETE LEVEL LANDING B A4.1 A A4.1 +50.39' AVERAGE T.O.C. +66.50' T.O. (N) RIDGE PROPERTY LINE REPLACE ROLLED DRIVEWAY CURB PER CITY STANDARDS. BACK OF DRIVEWAY APPROACH TO BE 12" MIN. ABOVE FLOW LINE OF THE FRONTAGE CURB. C A4.1 1/4":12 (N) CLASS 'B' BUILT-UP ROOFING MATCHES (E)33'-3" TO FACE OFFAMILY ROOM WALL20'-0" FRONT SETBACK(SECOND FLOOR)15'-0" REAR SETBACK(FIRST FLOOR)(N) DOWNSPOUT TO FLOW THROUGH PLANTER BELOW (N) DOWNSPOUT LOS ALTOS DRIVE PROPERTY LINE 55.82' 7'-0" SIDE SETBACK 7'-0" SIDE SETBACK±19'-3" (E)±70'-5" (E)±5'-4" (E)±28'-11" (E)PROPERTY LINE 139.71'PROPERTY LINE 140.67'PROPERTY LINE 55.73'±12'-3" (E)DN DN ±2.5:12 ±2.5:12 ±20'-7" (E)±15'-0" (E)±34'-10" (E)±17'-2" (E)±8'-11" (E)±12'-9" (E)(E) FINISH FLOOR EL = +50.00' +44.80'+48.20' +49.30' +51.60' +55.53' T.O.C. +50.39' AVERAGE T.O.C. +44.52' +43.25' +29.80' +30.90' +40.20' +35.60' +34.20' +45.25' +39.96' NOTE: SITE ELEVATION INFORMATION BASED ON 6/4/2018 FIELD SURVEY BY RANDY YICK, LAND SURVEYOR (LICENSE NO. 5997). (E) TRELLIS (±8'-4" TALL) (E) PLANTER (E) CONCRETE WALKWAY, TYP. FOOTPRINT OF ADJACENT 2-STORY RESIDENCE (E) PLANTER (E) FENCE FOOTPRINT OF ADJACENT 2-STORY RESIDENCE (E) RETAINING WALL (E) PLANTER (E) PATIO (E) BRICK PAVER DRIVEWAY REMAINS (E) TREE REMAINS, PROTECT DURING CONSTRUCTION (±48" CIRCUMFERENCE) REMOVE (E) DECK/CARPORT STRUCTURE ±23'-6" (E) REMOVE (E) ROLLED CURB/DRIVEWAY CURB CUT REMOVE (E) RAISED WALKWAY REMOVE (E) TREE (±12" CIRCUMFERENCE) (E) TREES REMAIN (3 TOTAL, ±12" CIRCUMFERENCE, EACH) REAR YARD FRONT YARD SIDE YARD SIDE YARD 8.27' 9.06' REMOVE PORTION OF (E) ROOF (E) BUILT-UP ROOFING REMAINS (E) RIDGEFOOTPRINT OF HOUSE BELOW, SHOWN DASHED (E) CONCRETE STEPS DOWN NOTE: (E) IMPACTED LANDSCAPE TO BE REHABILITATED, OTHERWISE (E) LANDSCAPING REMAINS, TYP. SEE A1.2 FOR ADDITIONAL INFORMATION (E) UTILITY POLE ±8'-9" (E)20'-0" REAR SETBACK(SECOND FLOOR)15'-0" FRONT SETBACK(FIRST FLOOR)20'-0" FRONT SETBACK(SECOND FLOOR)15'-0" REAR SETBACK(FIRST FLOOR)REMOVE/RELOCATE (E) ROSE BUSH (E) DOWNSPOUT REMAINS (E) DOWNSPOUT REMAINS (E) DOWNSPOUT REMAINS REMODEL AND ADDITION:1547 LOS ALTOS DRIVEBURLINGAME, CAAPN # 027012040PLANNING RESUBMITTAL - OCTOBER 29, 2018ISSUE DATE JULY 17, 2018 DRAWN BY JMK JOB NUMBER BG 1547.2 REVISIONS REVISION 2 - OCTOBER 22, 2018AC-36856 INF EX. 09/30/19 O TATSS E LAC I OF R TCEE D A HCRSNECILTI JARED MARK KUYKENDALL797residential | commercial | design | drafting1618 sullivan avenue #486daly city, ca 94015jared kuykendall / 415.871.9976OWNER:FLORA LEE & JONATHAN WAN650.200.8498REVISION 1 - SEPTEMBER 24, 2018EXISTING/DEMO & PROPOSEDPLOT AND ROOF PLANA1.11/8" = 1'-0" NORTH PROPOSED PLOT & ROOF PLANB A1.1 1/8" = 1'-0" NORTH EXISTING PLOT & ROOF PLANA A1.1 NOTE: A.GRADING PERMIT, IF REQUIRED, WILL BE OBTAINED FROM THE DEPARTMENT OF PUBLIC WORKS. B.(E) LANDSCAPING REMAINS, (E) IMPACTED LANDSCAPE TO BE REHABILITATED UNLESS NOTED OTHERWISE. SEE A1.2 FOR ADDITIONAL INFORMATION C.(E) AND (N) GRADES SLOPE AWAY FROM BUILDING AND PROPERTY LINES AT 1/4" PER FOOT FOR 5'-0" MIN. D.AVERAGE FRONT SETBACK OF THE BLOCK IS ±14'-3". SEE DIAGRAM C/A1.2. (E) PAINTED WOOD TRELLIS (±8'-4" TALL) (E) PAINTED STUCCO PLANTER 25 20 17 1 2 21 7 9 (E) 6'-0" HIGH REDWOOD FENCE 8 19 14 18 (E) BRICK PAVER WALKWAYS REMAIN, TYP. (E) BRICK PAVER DRIVEWAY REMAINS (N) BRICK PAVERS MATCH (E) DRIVEWAY (N) BRICK PAVER LEVEL LANDING MATCHES (E) DRIVEWAY (E) PAINTED WOOD TRELLIS (±8'-4" TALL) 24 23 22 (E) GROUNDCOVER REMAINS (E) 6'-0" HIGH REDWOOD FENCE (E) 6'-0" HIGH REDWOOD FENCE (E) PAINTED WOOD TRELLIS (±8'-4" TALL) (E) WOOD VEGETABLE PLANTER REMAINS (N) CONCRETE PAVER WALKWAY 11 10 (E) BRICK PAVER DRIVEWAY/PATIO REMAINS (N) 6'-0" HIGH REDWOOD FENCE & GATE (N) 6'-0" HIGH REDWOOD FENCE 86 REMOVE (E) TREE (±12" CIRCUMFERENCE) REMOVE/RELOCATE (E) ROSE BUSH 3 4 14 13 17 26 15 5 12 LOS ALTOS DRIVE (E) HEDGE @ ADJACENT PROPERTY (E) TREE CANOPIES @ ADJACENT PROPERTY, TYP. (N) DROUGHT TOLERANT SMALL PLANT MASSING, (PLANT SELECTION TBD) DN UP PLANT SCHEDULE (E) PLANTS TO REMAIN UNLESS NOTED OTHERWISE, PROTECT DURING CONSTRUCTION PLANT NUMBER PLANT NAME CANOPY / TRUNK SIZE REMARKS 1 BAY LAUREL 2 3 TEAPLANT (BUSH) 4 ROSE (BUSH) 3' Ø 10' Ø / 6" Ø 5' Ø 5 FICUS 6 BIRD OF PARADISE 7 MANDARIN 8 SAGE 5' Ø / 8" Ø MACADEMIA 4' Ø / 2" Ø REMOVE/RELOCATE (E) TREE ROSE DWARF UMBRELLA SHRUB ROSE (BUSH) LEMON TREE BIRD OF PARADISE REDBUD TREE SAGE PINE ROSE 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 RUSH BAMBOO FAN PALM JAPANESE MAPLE PEAR TREE LEMON TREE PERSIMMON TREE PLUM / BIRCH / HOLLY 26 WILD FLOWERS REMOVE/RELOCATE (E) BUSH 12' Ø / 24" Ø 5' Ø 5' Ø / 1.5" Ø 7' Ø / 2" Ø 7' Ø / 2" Ø 5' Ø / 1.5" Ø 7' Ø / 2" Ø 4' Ø / 2" Ø 4' Ø / 2" Ø VARIES GROVE OF TREES INACCESSIBLE BEYOND FENCE LINE 4' Ø LOS ALTOS DRIVE (E) GAS METER (E) WATER METER REROUTE (E) WATER SERVICE (E) WATER MAIN (E) SEWER MAIN (E) UTILITY POLE (E) ELECTRICAL METER (E) GAS SERVICE REMAINS (E) OVERHEAD POWER/UTILITY LINES REMAIN (E) SEWER LATERAL REMAINS SEWER CLEANOUTS PER BURLINGAME CODES (18" MIN. / 24" MAX FROM BUILDING FOUNDATION) ADJUST GRADE AROUND ADDITION AS REQUIRED (1 4" PER FOOT MIN.) (E) GRADE SLOPES TO REAR OF PROPERTY, TYP. DN UP REMODEL AND ADDITION:1547 LOS ALTOS DRIVEBURLINGAME, CAAPN # 027012040PLANNING RESUBMITTAL - OCTOBER 29, 2018ISSUE DATE JULY 17, 2018 DRAWN BY JMK JOB NUMBER BG 1547.2 REVISIONS REVISION 2 - OCTOBER 22, 2018AC-36856 INF EX. 09/30/19 O TATSS E LAC I OF R TCEE D A HCRSNECILTI JARED MARK KUYKENDALL797residential | commercial | design | drafting1618 sullivan avenue #486daly city, ca 94015jared kuykendall / 415.871.9976OWNER:FLORA LEE & JONATHAN WAN650.200.8498REVISION 1 - SEPTEMBER 24, 2018EXISTING/PROPOSED LANDSCAPEAND UTILITY PLANSA1.21/8" = 1'-0" NORTH EXISTING/PROPOSED UTILITY PLANB 1/8" = 1'-0" NORTH EXISTING/PROPOSED LANDSCAPE PLAN ABLOCK DIAGRAMC A1.2 N.T.S.A1.2 A1.2 CENTER LINE OF LOS ALTOS DRIVE LOS ALTOS DRIVE1555 LOS ALTOS DRIVE:± 9'-5" 1551 LOS ALTOS DRIVE:±15'-0" 1547 LOS ALTOS DRIVE:±19'-3" 1543 LOS ALTOS DRIVE:±12'-9" 1539 LOS ALTOS DRIVE:±13'-8" 1535 LOS ALTOS DRIVE:±14'-9" 1531 LOS ALTOS DRIVE:±14'-8" 1527 LOS ALTOS DRIVE:±15'-0" 1523 LOS ALTOS DRIVE:±13'-2" 1519 LOS ALTOS DRIVE:±13'-8" 1515 LOS ALTOS DRIVE:±15'-0" 1509 LOS ALTOS DRIVE:±15'-0" 1505 LOS ALTOS DRIVE:±14'-0" ±185'-4" (TOTAL) AVERAGE FRONT SETBACK OF THE BLOCK: 185'-4" / 13 = ±14'-3" PROPERTY LINES PER ASSESSOR PARCEL MAPS SUBJECT PROPERTY 1547 1551 1555 1543 1539 1535 1531 1527 1523 1519 1515 1509 1505 15'-0" FRONT SETBACK PER ZONING CODE 1 5 4 7 +50'-0" T.O.F.F.(E) +51'-2" T.O.F.F.(N) +59'-31 2" T.O. TOP PLATE +66'-3 1/2" T.O. RIDGE +42'-3 1 2" T.O.SLAB 12'-0"+37.16' @ AVERAGE OF SIDE ELEVATIONS7'-6"(N) VINYL WINDOWS & TRIM MATCH (E), TYP. DECLINING HEIGHT ENVELOPE (N) PAINTED FASCIA BOARD MATCHES (E), TYP. (N) PAINTED SECTIONAL GARAGE DOOR FINISHED FLOOR SHOWN DASHED, TYP. (E) VINYL WINDOWS & PAINTED WOOD TRIM REMAIN, TYP. (E) GRADE ±2.5 12 (N) PAINTED STUCCO FINISH MATCHES (E) (N) 1 4" STUCCO REVEAL JOINT (N) RAISED PLANTERS WITH PAINTED STUCCO FINISH (N) CONCRETE STEPS (N) PAINTED WOOD ENTRY DOOR & TRIM2'-0"MIN.10'-0" +50.39' AVERAGE T.O.C.±16'-412"ILLUMINATED ADDRESS NUMERALS, "1547". NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND AND SHALL BE A MINIMUM OF 1/2" STROKE BY 4" HIGH (N) 42" HIGH PAINTED WOOD & STEEL CABLE GUARDRAIL (N) PAINTED WOOD POST 12'-0"+42.9' @ AVERAGE OF SIDE ELEVATIONS7'-6"DECLINING HEIGHT ENVELOPE 17'-31 2" 2'-13 4"±11'-5" (E)TOP OF CURB (SHOWN DASHED) DEMO (E) DECK/CARPORT REMOVE PORTION OF (E) ROOF OVERHANG FINISHED FLOOR SHOWN DASHED, TYP. (E) WINDOWS & TRIM REMAIN, TYP. (E) PAINTED STUCCO REMAINS, TYP. +50.39' AVERAGE T.O.C. REMOVE RAISED WALKWAY REMOVE (E) WINDOW & TRIM. PROVIDE OPENING FOR (N) DOOR (E) GRADE ±2.5 12 (E) GRADE (N) PAINTED STUCCO FINISH MATCHES (E) (N) 1 4" STUCCO REVEAL JOINT (N) PAINTED FASCIA BOARD MATCHES (E), TYP.7'-6"(N) VINYL WINDOWS, SLIDING GLASS DOORS & TRIM MATCH (E), TYP. DECLINING HEIGHT ENVELOPE ±2.5 12 (E) VINYL WINDOWS REMAIN, TYP. FINISHED FLOOR SHOWN DASHED, TYP.12'-0"+37.16' @ AVERAGE OF SIDE ELEVATIONS (N) 42" REDWOOD & STEEL CABLE GUARDRAIL (N) REDWOOD DECK (N) 42" REDWOOD & STEEL CABLE GUARDRAIL (N) REDWOOD DECK STAIRS (N) EXTERIOR LIGHTING IS SHIELDED WITH LIGHT DIRECTED DOWN, TYP.12'-0"+42.9' @ AVERAGE OF SIDE ELEVATIONS DECLINING HEIGHT ENVELOPE 7'-6"DEMO (E) DECK/CARPORT REMOVE PORTION OF (E) ROOF OVERHANG FINISHED FLOOR SHOWN DASHED, TYP. (E) GRADE (E) VINYL WINDOWS REMAIN, TYP.±2.5 12 ±4'-0"±4'-0"±5'-0"±5'-0"±4'-0"±7'-0"±4'-0"±2'-6" ±2'-0" ±2'-6" (EGRESS) (EGRESS) NOTE: EMERGENCY ESCAPE WINDOWS FOR SLEEPING ROOMS MUST MEET CODE REQUIREMENTS: 1. MIN. NET CLEAR OPERABLE AREA 5.7 SQUARE FEET. 2. MIN. NET CLEAR OPERABLE WIDTH 20 INCHES. 3. MIN. NET CLEAR OPERABLE HEIGHT 24 INCHES. 4. MAX. SILL HEIGHT ABOVE FLOOR 44 INCHES. A3.1REMODEL AND ADDITION:1547 LOS ALTOS DRIVEBURLINGAME, CAAPN # 027012040PLANNING RESUBMITTAL - OCTOBER 29, 2018ISSUE DATE JULY 17, 2018 DRAWN BY JMK JOB NUMBER BG 1547.2 REVISIONS REVISION 2 - OCTOBER 22, 2018AC-36856 INF EX. 09/30/19 O TATSS E LAC I OF R TCEE D A HCRSNECILTI JARED MARK KUYKENDALL797residential | commercial | design | drafting1618 sullivan avenue #486daly city, ca 94015jared kuykendall / 415.871.9976OWNER:FLORA LEE & JONATHAN WAN650.200.8498REVISION 1 - SEPTEMBER 24, 2018EXISTING / DEMO ANDPROPOSED ELEVATIONS1/4" = 1'-0" PROPOSED REAR ELEVATIOND 1/4" = 1'-0" EXISTING/DEMO FRONT ELEVATIONA 1/4" = 1'-0" PROPOSED FRONT ELEVATIONB 1/4" = 1'-0" EXISTING/DEMO REAR ELEVATIONC A3.1 A3.1A3.1 A3.1 (E) FLOOR LEVEL, SHOWN DASHED, TYP. PROVIDE OPENING FOR (N) DOOR DEMO (E) WALKWAY (E) ASPHALT SHINGLE ROOF REMAINS REMOVE (E) DOOR PROVIDE OPENING FOR (N) WINDOW DEMO (E) DECK/CARPORT REMOVE (E) DOOR(E) GRADE PROVIDE OPENING FOR (N) DOOR REMOVE (E) WINDOWS (E) DOWNSPOUT REMAINS +50'-0" T.O.F.F.(E) +51'-2" T.O.F.F.(N) +66'-6" T.O. RIDGE +42'-3 1 2" T.O.SLAB +40'-3" T.O.F.F.(E) (N) RAISED PLANTERS WITH PAINTED STUCCO FINISH (E) GRADE, ADJUST AS REQUIRED (N) COVERED PORCH WITH PAINTED FASCIA TO MATCH (E) (N) VINYL WINDOWS & TRIM MATCH (E), TYP. FINISHED FLOOR SHOWN DASHED, TYP. (N) PAINTED STUCCO FINISH MATCHES (E) (N) 1 4" STUCCO REVEAL JOINT (N) ROOF MATCHES (E) (N) 42" REDWOOD & STEEL CABLE GUARDRAIL (N) REDWOOD DECK STAIRS DOWN (N) 42" REDWOOD & STEEL CABLE GUARDRAIL (N) REDWOOD DECK (N) CONCRETE STEPS (N) 42" HIGH PAINTED WOOD & STEEL CABLE GUARDRAIL (N) PAINTED WOOD POST (N) EXTERIOR LIGHTING IS SHIELDED WITH LIGHT DIRECTED DOWN, TYP. (N) REDWOOD POST (N) RAISED PLANTERS WITH PAINTED STUCCO FINISH A3.2REMODEL AND ADDITION:1547 LOS ALTOS DRIVEBURLINGAME, CAAPN # 027012040PLANNING RESUBMITTAL - OCTOBER 29, 2018ISSUE DATE JULY 17, 2018 DRAWN BY JMK JOB NUMBER BG 1547.2 REVISIONS REVISION 2 - OCTOBER 22, 2018AC-36856 INF EX. 09/30/19 O TATSS E LAC I OF R TCEE D A HCRSNECILTI JARED MARK KUYKENDALL797residential | commercial | design | drafting1618 sullivan avenue #486daly city, ca 94015jared kuykendall / 415.871.9976OWNER:FLORA LEE & JONATHAN WAN650.200.8498REVISION 1 - SEPTEMBER 24, 2018EXISTING / DEMO ANDPROPOSED ELEVATIONS1/4" = 1'-0" PROPOSED SIDE ELEVATIONB A3.2 1/4" = 1'-0" EXISTING/DEMO SIDE ELEVATIONA A3.2 (E) FLOOR LEVEL, SHOWN DASHED, TYP. DEMO (E) WALKWAY (E) ASPHALT SHINGLE ROOF REMAINS REMOVE (E) WINDOW & ENLARGE OPENING REMOVE (E) WINDOW (E) GRADE (E) VINYL WINDOWS REMAIN, TYP. (E) PAINTED STUCCO FINISH REMAINS, TYP.±4'-0"±3'-0"±3'-6"±5'-6"±2'-0"±3'-0" (E) DOWNSPOUT REMAINS (E) DOWNSPOUT REMAINS±2'-0"±2'-8" (EGRESS) (EGRESS) INFILL OPENING TO MATCH (E) (N) VINYL WINDOW & TRIM MATCH (E), TYP. (E) FLOOR LEVEL, SHOWN DASHED, TYP. (E) WINDOWS REMAIN, TYP. (N) ROOF MATCHES (E) (E) GRADE (N) PAINTED WOOD POST (N) PAINTED WOOD FASCIA MATCHES (E) (N) 42" HIGH PAINTED WOOD AND STEEL CABLE GUARDRAIL (N) 42" HIGH WALL WITH PAINTED STUCCO FINISH3'-8"4'-0" 1'-11" (EGRESS) NOTE: EMERGENCY ESCAPE WINDOWS FOR SLEEPING ROOMS MUST MEET CODE REQUIREMENTS: 1. MIN. NET CLEAR OPERABLE AREA 5.7 SQUARE FEET. 2. MIN. NET CLEAR OPERABLE WIDTH 20 INCHES. 3. MIN. NET CLEAR OPERABLE HEIGHT 24 INCHES. 4. MAX. SILL HEIGHT ABOVE FLOOR 44 INCHES.A3.3REMODEL AND ADDITION:1547 LOS ALTOS DRIVEBURLINGAME, CAAPN # 027012040PLANNING RESUBMITTAL - OCTOBER 29, 2018ISSUE DATE JULY 17, 2018 DRAWN BY JMK JOB NUMBER BG 1547.2 REVISIONS REVISION 2 - OCTOBER 22, 2018AC-36856 INF EX. 09/30/19 O TATSS E LAC I OF R TCEE D A HCRSNECILTI JARED MARK KUYKENDALL797residential | commercial | design | drafting1618 sullivan avenue #486daly city, ca 94015jared kuykendall / 415.871.9976OWNER:FLORA LEE & JONATHAN WAN650.200.8498REVISION 1 - SEPTEMBER 24, 2018EXISTING / DEMO ANDPROPOSED ELEVATIONS1/4" = 1'-0" PROPOSED SIDE ELEVATIONB A3.3 1/4" = 1'-0" EXISTING/DEMO SIDE ELEVATIONA A3.3 (N) 2-CAR GARAGE (N) DINING(N) FAMILY ROOM (N) DECK PROPERTY LINE 15'-0" FRONT SETBACK (N) GARAGE SLAB OVER COMPACTED FILL (E) GRADE (E) RETAINING WALL (E) PATIO (E) SLOPED DRIVEWAY (N) TRENCH DRAIN +50'-0" T.O.F.F.(E) +51'-2" T.O.F.F.(N) +66'-6" T.O. RIDGE +42'-3 1 2" T.O.SLAB FRONT YARD REAR YARD (E) BEDROOM 3 (E) BATH 2(E) CLOSET (N) KITCHEN (N) DINING (E) BATH 3 (E) FAMILY ROOM (E) LANDING (N) 2-CAR GARAGE SIDE YARD SIDE YARD7'-6"DECLINING HEIGHT ENVELOPE PROPERTY LINE 7'-0" SIDE SETBACK (N) GARAGE SLAB OVER COMPACTED FILL (E) GRADE ±2.5 12PROPERTY LINE 7'-0" SIDE SETBACK (N) TRANSOM WINDOWS ROOF OVERHANG MATCHES (E) (N) ROOF "CALIFORNIA FRAMED OVER (E). MATCH (E) (E) TO REMAIN, NO SCOPE OF WORK U.N.O. ±2.5 12 PROVIDE 1-HOUR WALL AND CEILING BETWEEN GARAGE AND CONDITIONED SPACE 12'-0"+37.16' @ AVERAGE OF SIDE ELEVATIONS7'-6"12'-0"+42.9' @ AVERAGE OF SIDE ELEVATIONS7'-6"PROPERTY LINE 15'-0" REAR SETBACK (E) PRIVACY FENCE REMAINS 3'-0" MAX3'-9" PROPERTY LINE 15'-0" FRONT SETBACK FRONT YARD (E) LIVING ROOM (N) ENTRY PORCH (N) CONCRETE STEPS (N) PAINTED WOOD POST (E) GRADE SHOWN DASHED (N) LEVEL ENTRY PATIO (N) CONCRETE STEPS ALONG GRADE (N) CONCRETE LEVEL LANDING (N) PAINTED WOOD FASCIA MATCHES (E) (N) 42" HIGH PAINTED WOOD AND STEEL CABLE GUARDRAIL (N) 42" HIGH WALL WITH PAINTED STUCCO FINISH RECESSED ENTRY LANDING +50'-0" T.O.F.F.(E) +49'-3" T.O.(N) PORCH 1'-0"4'-3"A4.1REMODEL AND ADDITION:1547 LOS ALTOS DRIVEBURLINGAME, CAAPN # 027012040PLANNING RESUBMITTAL - OCTOBER 29, 2018ISSUE DATE JULY 17, 2018 DRAWN BY JMK JOB NUMBER BG 1547.2 REVISIONS REVISION 2 - OCTOBER 22, 2018AC-36856 INF EX. 09/30/19 O TATSS E LAC I OF R TCEE D A HCRSNECILTI JARED MARK KUYKENDALL797residential | commercial | design | drafting1618 sullivan avenue #486daly city, ca 94015jared kuykendall / 415.871.9976OWNER:FLORA LEE & JONATHAN WAN650.200.8498REVISION 1 - SEPTEMBER 24, 2018PROPOSED SITE SECTIONS1/4" = 1'-0" PROPOSED SITE CROSS SECTIONB A4.1 1/4" = 1'-0" PROPOSED SITE LONGITUDINAL SECTIONA A4.1 1/4" = 1'-0" PROPOSED SECTION @ ENTRY PORCHC A4.1 1 City of Burlingame Commercial Design Review Address: 251 California Drive Meeting Date: November 13, 2018 Request: Application for Commercial Design Review for changes to the front façade of an existing commercial storefront. Applicant and Architect: Marco Fung APN: 029-211-040 Property Owner: Ken White Lot Area: 4,600 SF General Plan: Burlingame Downtown Specific Plan: Howard Mixed Use District Zoning: HMU Current Use: Automobile repair shop (rear portion); Vacant (front portion) Proposed Use: No land use is being proposed for this application Project Description: The applicant is proposing changes to the exterior façade of the existing commercial storefront at 251 California Drive, zoned HMU. The building is currently vacant at the front portion and is still being used as an automobile repair shop at the rear portion. The proposed front elevation consists of a new aluminum frame and glass (double pane) storefront. Above the new storefront, the applicant is proposing new paint on the existing stucco bands. No new signage or changes to the existing signband is being proposed. Minimal interior improvements are proposed as part of the project. The applicant has not identified a potential tenant. However, the plans show that it may be a commercial recreation (exercise facility) or retail use. A commercial recreation use would require approval of a Conditional Use Permit to operate at this location. Retail uses are permitted by-right in the HMU Zoning District. The following application is required:  Commercial Design Review for changes to the front façade of an existing commercial storefront in the HMU Zoning District (CS 25.33.045). Parking Background: The property at 251 California is located within the boundaries of the Burlingame Avenue Off-street Parking District, which was created in 1962. Assessments were collected from property owners within the district to pay 60% of the cost to acquire and build public parking lots in the downtown area. Since this property has no off-street parking, the assessment was paid. Those property owners who chose to take a credit for parking which was provided on their site did not pay the full assessment (they got a credit). Once a credit was taken, the property owner was obliged to maintain the parking on the site which was the basis for the credit. In November 2016, the property owner had inquired about a potential tenant classified as a commercial recreation use. At the time, in addition to required approval of a Conditional Use Permit, commercial recreation uses also triggered a request for a Parking Variance because it was an intensification of the existing use (auto repair shop). A commercial recreation use requires 1 parking space for every 200 SF of floor area and an auto repair use requires 1 parking space per 800 SF of floor area. The subject property lies within the Parking Sector of the Downtown Specific Plan. Retail uses and food establishments on the ground floor that are located within this Parking Sector, are exempt from parking requirements (CS 25.70.090 (a)). After evaluating the circumstance of this property, the Planning Division Item No. 9d Design Review Study Commercial Design Review 251 California Drive 2 concluded that the net increase calculation for parking should be based on the most intensive use that would otherwise be exempt (food establishments at 1 space per 200 SF of floor area) rather than strictly the existing use. Therefore, commercial recreation uses (parking ratio of 1 space per 200 SF of floor area) would not require any additional parking (or a Parking Variance) based on this determination. Staff comments: On both the demolition plan and proposed floor plan (sheet A2.01), the building is shown as having two tenant spaces – Tenant Space A located at the front and Tenant Space B located at the rear. Code Section 25.58.030 requires that every business or every building with more than one tenant have a primary entrance upon a city street with at least 25 feet frontage. Access cannot be from an alley such as Hatch Lane which runs adjacent to the rear of the building and Tenant Space B. Therefore, as shown on the plans, only Tenant Space A has a code compliant business entrance. Having a tenant space behind Tenant Space A triggers a Variance. The applicant has been notified of this code regulation. Staff will work with applicant to ensure that the proposed project will be code compliant before the Planning Commission takes action. Design Review Criteria: The criteria for Commercial Design Review as established in Ordinance No. 1652 adopted by the Council on April 16, 2001 are outlined as follows: 1. Support of the pattern of diverse architectural styles that characterize the city’s commercial areas; 2. Respect and promotion of pedestrian activity by placement of buildings to maximize commercial use of the street frontage, off-street public spaces, and by locating parking so that it does not dominate street frontages; 3. On visually prominent and gateway sites, whether the design fits the site and is compatible with the surrounding development; 4. Compatibility of the architecture with the mass, bulk, scale, and existing materials of existing development and compatibility with transitions where changes in land use occur nearby; 5. Architectural design consistency by using a single architectural style on the site that is consistent among primary elements of the structure, restores or retains existing or significant original architectural features, and is compatible in mass and bulk with other structure in the immediate area; and 6. Provision of site features such as fencing, landscaping, and pedestrian circulation that enriches the existing opportunities of the commercial neighborhood. ‘Amelia Kolokihakaufisi Associate Planner Attachments: Application to the Planning Commission Notice of Public Hearing – Mailed November 2, 2018 Area Map NEW ±12'-5"X±12'-10" (VIF)STOREFRONTWINDOWNEW DOUBLE PANESGLAZING WITHCLEAR ANODIZEDALUMINUM FRAMEWINDOWNEW ±16'-0"X±12'-10" - VIFSTOREFRONTWINDOW & DOORNEW 10'-0"X±12'-10" - VIFCLEAR ALUMINUMSTOREFRONTROLL-UP DOORNEW DOUBLE PANES GLAZING WITHCLEAR ANODIZED ALUMINUM FRAMEDOOR & WINDOW SYSTEM - SEE 6/A1.01 FOR ACCESSIBLEENTRY ELEVATION8'-0" 8'-0" ±12'-10" = EXISITNG OPENING A3.01VINCINTY MAPNORTHBUILDING OWNERKEN WHITE251 CALIFORNIA DRIVE,BURLINGAME, CA 94010T: 650.400.0207ARCHITECTARCHIT STUDIO318 WESTLAKE CTR, SUITE 286DALY CITY, CA 94015T: 650.270.1754CONTACT: MARCO FUNGCONTRACTORCALIFORNIA DRHATCH LNPROJECTLOCATION318 Westlake Center, Suite 286Daly City, CA 94015t.650.270.1754e-mail:mfung@architstudioarchitecture.comThese plans and specifications are the property ofArchit Studio, LLP. These documents may not becopied, reproduced, used or implemented in any way,in part or in whole, without the written consent of ArchitStudio, LLP. All common law rights of copyright arehereby specifically reserved.A R C H I T TS U D I O ARCHITECTURE PLANNING INTERIOR 318 WESTLAKE CENTER, SUITE 286, DALY CITY, CA 94015 T: 650.270.1754 E: mfung@architstudioarchitecture.comPrint Record2018.08.XXReleased for ConstructionNot Released for ConstructionSheet TitleDateProject No.2018.1452018.07.22251 CALIFORNIA DRBURLINGAME, CA 94010APN: 029211040SPEC TENANTIMPROVEMENT FORMARKETINGPLANNING SUBMITTAL2018.08.XXCITY SUBMITTALBURL INGAME AVEHOWARD AVEHIGHLAND AVEWEST LN1SCALE: 1/4" = 1'-0"DEMOLITION FRONT ELEVATION2SCALE: 1/4" = 1'-0"PROPOSED FRONT ELEVATIONGENERAL NOTESPROVIDE 2 COATS PRIMERS AND 2 COATS OF FINISH PAINTOUTDOOR LIGHT SCONCE SHALL BE WATERPROOFED ANDPROVIDE CAULKING WHERE PENETRATION OCCURSEXTERIOR STOREFRONT SHALL BE CLEAR ALUMINUMEXTERIOR GLAZING SHALL BE 38" TEMPERED DUAL PANESCOMPANY: PPGOUTDOOR LITE: “SOLARGRAY” GLASS BY PPG INDUSTRIES, INC.INDOOR LITE: “STARPHIRE®” (ULTRA-CLEAR) FLOAT GLASS BY PPGINDUSTRIES, INC., SPUTTER COATED ON THIRD SURFACE (3) †LOW-E COATING: “SOLARBAN” 70XL SOLARCONTROL (SPUTTERED) BY PPG INDUSTRIES, INC.U VALUE: 0.29SHGC 0.31PROVIDE NEW EXTERIOR PAINT ON EXISTING AND NEW STUCCOFINISHESCOMPANY: KELLY MOORECOLOR: MUDPOT - KM 4900ADEXISTINGROLL-UP DOORTO BE REMOVEEXISTING SIGNTO BE REMOVEEXISTINGSTOREFRONT WINDOW & DOORTO BE REMOVEEXISTINGSTOREFRONT WINDOWTO BE REMOVEEXISTINGTILETO BE REMOVE TYP.EXISTING TILETO BE REMOVE TYP.EXISTINGTRANSOM WINDOWTO BE REMOVEEXISTINGWINDOW HEADERTO BE REMOVE TYP.EXISTINGWALL PAINTINGTO BE REMAINNEW EXTERIOR LIGHTNEW EXTERIOR LIGHTNEW EXTERIOR LIGHTNEW EXTERIOR LIGHTELEVATIONSECTION &SPECIFICATION3SCALE: 1/2" = 1'-0"SECTIONENLARGE PLAN(NOT IN SCALE)C3B/-3C/-NEW STUCCOEXTERIOR WALLEXTERIORINTERIORNEW STOREFRONTWINDOWBOTTOM OFEXISTINGROOF STRUCTURETOP OF EXISTINGOPENINGBOTTOM OFEXISTINGROOF STRUCTURETOP OF EXISTINGOPENINGFINISH GRADEFINISH GRADENEW SECTIONALOVERHEADSTOREFRONTDOORNEW STUCCOCEILINGSOFFITNEW 4X10 HEADERNEW 58" TYPE 'X'EXTERIORGYP SHEATHING0'1'2'4'NEW STUCCOOVER 58" EXTERIORGYP SHEATHING @OUTDOOR OFEXISTING WALLFUTURE SIGN SHALLBE UNDERSEPARATE PERMITBOTTOM OFEXISTINGROOF STRUCTURETOP OF EXISTINGOPENINGTOP OFDOOR OPENINGNEW STOREFRONTWINDOW & DOOREXTERIORINTERIOREXTERIORINTERIORCBEEXTERIOR LIGHT SCONCE SHALL BE UPLIGHT ONLY PER CITY REQUIREMENT (DUE TO LIGHT SCONCE IS AT PROPERTY LINE)BOTTOMOF LIGHTSCONCESHALLBE COVEREDOR MODIFIEDTO AVOIDDOWNLIGHTINGTYPBA3A/-1&2/-CALIFORNIA DRIVENEW PAINT ONEXISTING STUCCOBANDKELLY MOORECOLOR: 23 SWISSCOFFEECLEAR ALUMINUM FINISHES 8'-0"8'-0"EQ6'-0"EQ1'-0"1'-178"EQ10'-0"EQ 3 EQ PANES @ EXISTING OPENING=11'-6" - VIF8'-0"8'-0"EQ6'-0"EQ1'-0"1'-178"EQ10'-0"EQ 3 EQ PANES @ EXISTING OPENING=11'-6" - VIFEXISTING & PROPOSEA2.01VINCINTY MAPNORTHBUILDING OWNERKEN WHITE251 CALIFORNIA DRIVE,BURLINGAME, CA 94010T: 650.400.0207ARCHITECTARCHIT STUDIO318 WESTLAKE CTR, SUITE 286DALY CITY, CA 94015T: 650.270.1754CONTACT: MARCO FUNGCONTRACTORCALIFORNIA DRHATCH LNPROJECTLOCATION318 Westlake Center, Suite 286Daly City, CA 94015t.650.270.1754e-mail:mfung@architstudioarchitecture.comThese plans and specifications are the property ofArchit Studio, LLP. These documents may not becopied, reproduced, used or implemented in any way,in part or in whole, without the written consent of ArchitStudio, LLP. All common law rights of copyright arehereby specifically reserved.A R C H I T TS U D I O ARCHITECTURE PLANNING INTERIOR 318 WESTLAKE CENTER, SUITE 286, DALY CITY, CA 94015 T: 650.270.1754 E: mfung@architstudioarchitecture.comPrint Record2018.08.XXReleased for ConstructionNot Released for ConstructionSheet TitleDateProject No.2018.1452018.07.22251 CALIFORNIA DRBURLINGAME, CA 94010APN: 029211040SPEC TENANTIMPROVEMENT FORMARKETINGPLANNING SUBMITTAL2018.08.XXCITY SUBMITTALBURL INGAME AVEHOWARD AVEHIGHLAND AVEWEST LN1DEMOLITIONSCALE: 1/4" = 1'-0"NORTHFLOOR PLAN2PROPOSEDSCALE: 1/4" = 1'-0"NORTHFLOOR PLANFLOOR PLANEXISTING AIRCONDITIONERTO BE REMOVEEXISTING BATHROOM25 SFTO BE REMOVEEXISTING COUNTER & SINKTO BE REMOVEEXISTINGSTOREFRONTWINDOWTO BE REMOVEEXISTINGSTOREFRONTWINDOW & DOORTO BE REMOVEEXISTINGROLL-UP DOORTO BE REMOVENEWSTOREFRONTWINDOWNEWSTOREFRONTWINDOW & DOORNEWOVERHEADDOOR WITHSTOREFRONTGLAZINGNEWBATHROOM71 SF/100SF1OCCEXISTING WATER HEATERON TOP OF BATHROOMTO BE REMOVETENANT SPACE BNIC- ±2564 SFEXISTING BATHROOM25 SFTO BE REMOVEBUSINESS AREA1984 SFBUSINESS AREAPOTENTIAL EXERCISE AREA1963 SF/50 SF = 40 OCC (1 EXIT REQUIRED)ORPOTENTIAL RETAIL USE1963 SF / 60 SF = 33 OCC (1 EXIT REQUIRED)0'2'4'8'0'2'4'8'EXISTING ARTWORKTO REMAIN &RESTOREPOLISH (E)CONC SLAB@ OUTDOORTENANT SPACE BNIC- ±2564 SFNEW PLUMBING FIXTURE SHALLMEET CAL GREEN REQUIREMENT - SEE A10.01SEE 1/A1.01 FOR ENLARGED FLOOR PLANCAL GREEN MANDATORY MEASURESCONSTRUCTION WASTE REDUCTION, DISPOSAL AND RECYCLINGSEE A10.01 & A10.02 FOR FURTHER INFORMATIONBUILDING MAINTENANCE AND OPERATIONSEE A10.01 & A10.02 FOR FURTHER INFORMATIONPOLLUTANT CONTROLSEE A10.01 & A10.02 FOR FURTHER INFORMATIONINDOOR MOISTURE CONTROLSEE A10.01 & A10.02 FOR FURTHER INFORMATIONENVIRONMENTAL COMFORTSEE A10.01 & A10.02 FOR FURTHER INFORMATIONOUTDOOR AIR QUALITYSEE A10.01 & A10.02 FOR FURTHER INFORMATIONSITE DEVELOPMENTSEE A10.01 & A10.02 FOR FURTHER INFORMATION96 GALTRASHBIN96 GALRECYCLEBIN96 GALORGANICSBINTENANT SPACE A GLEXISTINGGRAPHICSHATCHLANECALIFORN IA DRIVEPUBLICSIDEWALKGAS 1"ELECTRICALPANELELECTRICALMETERAIRCONDITIONGL45.00 'PLPLPLPLPLPLPLPLPLPL102.33' 119.33'41.50'PLPLENTRY /EXITNEW ALUMINUMSTOREFRONT WINDOW AND DOORNEW ALUMINUMSTOREFRONTGRADE LEVELOVERHEAD DOORNEW NON-LOAD BEARINGEXTERIOR WALL WITHSTUCCORESTRMPLPLPLSPEC TENANTIMPROVEMENT FORMARKETING(PLANNING SUBMITTAL)251 CALIFORNIA DR., BURLINGAME, CAA0.01TITLE SHEET & SITE PLANA1.01ACCESSIBILITY DETAILSA2.01EXISTING & PROPOSE FLOOR PLAN A3.01 EXISTING & PROPOSE EXTERIOR ELEVATIONSA10.01 CALGREEN MANDATORY MEASURES CHECKLISTA10.02 CALGREEN MANDATORY MEASURESA10.03 CALGREEN MANDATORY MEASURESA10.04 CALGREEN MANDATORY MEASURESA10.05 BEST MANAGEMENT PRACTICES1.ARCHIT STUDIO HAS PREPARED THESE DOCUMENTS ONLY FOR THE IMPROVEMENTS & CONSTRUCTIONNOTED, INDICATED OR SHOWN AS 'NEW WORK', & ASSUMES NO LIABILITY FOR ALL OTHERCONSTRUCTION, MATERIALS OR EQUIPMENT NOTED, INDICATED OR SHOWN AS EXISTING OR ASPROVIDED 'BY OTHERS' UNLESS OTHERWISE INDICATED OR NOTED ON THESE DOCUMENTS. ARCHITSTUDIO HAS NEITHER CHECKED OR VERIFIED THE STRUCTURAL INTEGRITY, QUALITY OFCONSTRUCTION, ACCESSIBILITY TO, EGRESS FROM OR DESIGN OF THE EXISTING CONSTRUCTION ORANY OTHER WORK NOT INCLUDED AS PART OF THE IMPROVEMENTS SPECIFIED, DETAILED OR SHOWNON THESE DOCUMENTS. REPRESENTATION OF EXISTING CONDITION ARE MADE W/ THE BESTKNOWLEDGE AVAILABLE & ARE TO BE FIELD VERIFIED BY THE CONTRACTOR WHEN IN QUESTIONEXIT LOAD INDICATED ON THESE DOCUMENTS REFLECTED THE JUDGEMENT OF ARCHIT STUDIO & AREBASED UPON THE BEST KNOWLEDGE & INFORMATION AVAILABLE @ THE TIME THESE DOCUMENTSWERE PREPARED. IF DUE TO THE FACTOR UNKNOWN TO ARCHIT STUDIO, THE USE OR OCCUPANT LOADOF THE SPACES DOES NOT CONFORM TO THOSE INDICATED ON THESE DOCUMENT, ARCHIT STUDIO ISNOT TO BE HELD LIABLE FOR ACTIONS / EVENTS THAT TRANSPIRE AS A RESULT OF THE CHANGES INUSE OR OCCUPANT LOAD.ARCHIT STUDIO SURVEY OF EXISTING ACCESSIBILITY CONDITIONS HAS BEEN PERFORMED FOR THERELATIVE DEGREE OF COMPLIANCE ONLY, AS STIPULATED BELOW FOR THE REFERENCED PROJECT.AS THE WORK IS PRE-EXISTING, & ARCHIT STUDIO IS NOT THE ARCHIT OF RECORD, ARCHIT STUDIOSHALL NOT BE HELD LIABLE FOR ANY WORK RELATING TO THE EXISTING ACCESSIBILITYREQUIREMENTS & NOT TO BE SUBJECT TO PROSECUTION FOR ELEMENTS WHICH ARE BELIEVED BY US& OTHERS TO BE NON-COMPLIANT. OUR SERVEY & STATEMENTS OF COMPLIANCE IN NO WAYABSOLVES THE ARCHITECT OF RECORD OF THE RESPONSIBILITIES & LIABILITIES IMPLIED THEREIN FORTHE WORK IN PLACE. NOR DOES THIS SURVEY IN ANY WAY IMPLY THAT MY ELEMENT IN FACT COMPLIESWITH THE INTERPRETATIONS OF ACCESSIBILITY REQUIREMENTS BY ANY AND ALL REVIEWING PARTIESOR AGENCIESTHE AMERICAN DISABILITY ACT REQUIRES REMOVAL OF ARCHITECTURAL BARRIERS IN EXISTINGFACILITIES WHERE SUCH REMOVAL IS READILY ACHIEVABLE. THE DEFINITION OF READILY ACHIEVABLECONTAINED IN THE ADA IS FLEXIBLE & SUBJECT TO INTERPRETATION ON A CASE BY CASE BASIS. THEADA FURTHER PROVIDES THAT ALTERNATION TO A FACILITY MUST BE MADE IN SUCH A MANNER THATTO THE MAXIMUM EXTENT FEASIBLE, THE ALTERED PORTION OF THE FACILITY ARE READILYACCESSIBLE TO AND BY INDIVIDUALS WITH DISABILITIES. ARCHIT STUDIO HAS USED ITS BESTPROFESSIONAL JUDGEMENT TO INTERPRET APPLICABLE ADA REQUIREMENTS AND OTHER FEDERAL,STATE AND LOCAL ACCESSIBILITY RULES, CODE, ORDINANCES AND REGULATIONS AS THEY APPLY TOTHE PROJECT. HOWEVER, THE REQUIREMENTS OF ADA WILL BE SUBJECT TO VARIOUS AND POSSIBLYCONTRADICTORY INTERPRETATIONS. ARCHIT STUDIO CANNOT AND DOES NOT WARRANT / GUARANTEETHAT THE PROJECT WILLL COMPLY WITH ALL INTERPRETATIONS OF THE ADA REQUIREMENTS AND / ORTHE REQUIREMENTS OF OTHER FEDERAL, STATE AND LOCAL LAWS, RULES, CODES, ORDINANCES ANDREGULATIONS AS THEY APPLY TO THE PROJECT. IN ADDITION, THE CALIFORNIA STATE BUILDING CODEALLOWS NON-COMPLIANT FEATURES TO REMAIN IN PLACE UNDER PRESCRIBED CONDITIONS ANDUNDER THE PROVISIONS CONTAINED IN THE CALIFORNIA BUILDING CODE UNDER 'UNREASONABLEHARDSHIP' AS APPROVED BY THE CHIEF BUILDING OFFICIAL. AS SUCH, ARCHIT STUDIO SHALL NOT BEHELD RESPONSIBLE TO ASCERTAIN WHICH THESE ARE AND WHICH NON-COMPLIANT ELEMENTS WOULDREQUIRE RETROFITTING TO MEET COMPLIANCE REQUIREMENTS.2.3.4.JURISDICTIONCITY OF BURLINGAMECODE2016 CALIFORNIA BUILDING CODE2016 CALIFORNIA MECHANICAL CODE2016 CALIFORNIA PLUMBING CODE2016 CALIFORNIA ELECTRICAL CODE2016 CALIFORNIA FIRE CODE2016 CALIFORNIA GREEN BUILDING CODE2016 CALIFORNIA ENERGY CODEALL RELATED BURLINGAME COUNTY ORDINANCESCOPE OF WORKENLARGE ROLL-UP DOOR OPENINGS FOR NEW ROLL-UP DOORSNEW STOREFRONT DOOR & WINDOWS.REMOVE AND REBUILD BATHROOM.OCCUPANCY GROUP: B / MCONSTRUCTION TYPE: V-BNUMBER OF STORY: 1BUILDING AREA: NO CHANGE (4600 SF)AUTOMATIC FIRE SPRINKLER: NOOCCUPANCY SUMMARY:BUSINESS AREA (EXERCISE FACILITY) : 1963 SF / 50 SF = 40 OCCEXISTING REPAIR SHOP: 2564 SF / 100 SF = 26 OCCBATHROOM: 71 SF / 100 SF = 1 OCCTOTAL: 4600 SF (67 OCC)TOTAL: 4605 SFDISCLAIMERSHEET INDEXPROJECT DATADEFERRED SUBMITTALS1)TITLE SHEETA0.01VINCINTY MAPNORTHBUILDING OWNERKEN WHITE251 CALIFORNIA DRIVE,BURLINGAME, CA 94010T: 650.400.0207ARCHITECTARCHIT STUDIO318 WESTLAKE CTR, SUITE 286DALY CITY, CA 94015T: 650.270.1754CONTACT: MARCO FUNGCONTRACTORCALIFORNIA DRHATCH LNPROJECTLOCATION318 Westlake Center, Suite 286Daly City, CA 94015t.650.270.1754e-mail:mfung@architstudioarchitecture.comThese plans and specifications are the property ofArchit Studio, LLP. These documents may not becopied, reproduced, used or implemented in any way,in part or in whole, without the written consent of ArchitStudio, LLP. All common law rights of copyright arehereby specifically reserved.A R C H I T TS U D I O ARCHITECTURE PLANNING INTERIOR 318 WESTLAKE CENTER, SUITE 286, DALY CITY, CA 94015 T: 650.270.1754 E: mfung@architstudioarchitecture.comPrint Record2018.08.XXReleased for ConstructionNot Released for ConstructionSheet TitleDateProject No.2018.1452018.07.22251 CALIFORNIA DRBURLINGAME, CA 94010APN: 029211040SPEC TENANTIMPROVEMENT FORMARKETINGPLANNING SUBMITTAL2018.08.XXCITY SUBMITTALBURL INGAME AVEHOWARD AVEHIGHLAND AVEWEST LN102.33'109.33'109.33 '41.5'⅊⅊⅊⅊1SITE PLANSCALE: 1/8" = 1'-0"NORTHHATCH ALLEYCALIFORN IA DRPROJECT LOCATION251 CALIFORNIA DRADJACENTBUILDING-NICADJACENTBUILDING-NICDRIVEWAYDRIVEWAYSIDEWALKWATERMETERGASMETERELECTRICMETER&PANELAIR CONDITION0'4'8'16'“CONSTRUCTION HOURS”WEEKDAYS: 8:00 A.M. – 7:00 P.M.SATURDAYS: 9:00 A.M. – 6:00 P.M.SUNDAYS AND HOLIDAYS: NO WORK ALLOWED(SEE CITY OF BURLINGAME MUNICIPAL CODE, SECTION 18.07.110 FOR DETAILS.)“ANY HIDDEN CONDITIONS THAT REQUIRE WORK TOBE PERFORMED BEYOND THE SCOPE OF THE BUILDING PERMIT ISSUED FORTHESE PLANS MAY REQUIRE FURTHER CITY APPROVALS INCLUDING REVIEW BYTHE PLANNING COMMISSION.” THE BUILDING OWNER, PROJECTDESIGNER, AND/OR CONTRACTOR MUST SUBMIT A REVISION TO THE CITY FORANY WORK NOT GRAPHICALLY ILLUSTRATED ON THE JOB COPY OF THE PLANSPRIOR TO PERFORMING THE WORK.ACKNOWLEDGE THAT ANYONE WHO IS DOING BUSINESS IN THE CITY MUSTHAVE A CURRENT CITY OF BURLINGAME BUSINESS LICENSENOTE: A CONDITION OF THIS PROJECT APPROVAL IS THAT THE DEMOLITIONPERMIT WILL NOT BE ISSUED AND, AND NO WORK CAN BEGIN (INCLUDING THEREMOVAL OF ANY BUILDING COMPONENTS), UNTIL A BUILDING PERMIT HASBEEN ISSUED FOR THE PROJECT. THE PROPERTY OWNER IS RESPONSIBLE FORASSURING THAT NO WORK IS AUTHORIZED OR PERFORMED.INDICATE ON THE PLANS THAT A GRADING PERMIT, IF REQUIRED, WILL BEOBTAINED FROM THE DEPARTMENT OF PUBLIC WORKS.THIS PROJECT IS FOR MARKETING ONLY - SEPARATE BUILDING PERMIT FORTENANT IMPROVEMENT IS REQUIRED - FURNITURE PLAN IS UNAVAILABLE ATTHIS TIME IN THE TENANT SPACE INDICATE THE LOCATION OF THE “OFFICE” OR AREAWHERE BOOKKEEPING AND FINANCIAL RECONCILIATION WILL TAKE PLACE. IFTHE OFFICE IS TO BE LOCATED ON THE MEZZANINE LEVEL THEN ALSOINDICATE AN ACCESSIBLE OFFICE SPACE ON THE GROUND FLOOR. 2016 CBC§11B-203.9NOTES FROM BUILDING DEPARTMENT1.BASED ON THE SCOPE OF WORK, THIS ISA “SMALL” PROJECT THAT REQUIRES A STORMWATERCONSTRUCTION POLLUTION PREVENTION PERMIT. THISPERMIT IS REQUIRED PRIOR TO ISSUANCE OF A BUILDINGPERMIT. AN INITIAL FIELD INSPECTION IS REQUIRED PRIORTO THE START OF ANY CONSTRUCTION (ON PRIVATEPROPERTY OR IN THE PUBLIC RIGHT-OFWAY).2.ANY WORK IN THE CITY RIGHT-OF-WAY, SUCH ASPLACEMENT OF DEBRIS BIN IN STREET, WORK IN SIDEWALKAREA, PUBLIC EASEMENTS, AND UTILITY EASEMENTS, ISREQUIRED TO OBTAIN AN ENCROACHMENT PERMIT PRIORTO STARTING WORK.3.CONSTRUCTION HOURS IN THE CITY PUBLICRIGHT-OF-WAY ARE LIMITED TO WEEKDAYS AND NON-CITYHOLIDAYS BETWEEN 8:00 A.M. AND 5:00 P.M. FOR ALLACTIVITIES (INCLUDING HAULING).4.REPLACE DAMAGED AND DISPLACED CURB, GUTTERAND/OR SIDEWALK FRONTING SITE.5.ALL WATER LINES CONNECTIONS TO CITY WATERMAINS FOR SERVICES OR FIRE LINE PROTECTION ARE TOBE INSTALLED PER CITY STANDARD PROCEDURES ANDMATERIAL SPECIFICATIONS. CONTACT THE CITY WATERDEPARTMENT FOR CONNECTION FEES. IF REQUIRED, ALLFIRE SERVICES AND SERVICES 2" AND OVER WILL BEINSTALLED BY BUILDER. ALL UNDERGROUND FIRE SERVICECONNECTIONS SHALL BE SUBMITTED AS SEPARATEUNDERGROUND FIRE SERVICE PERMIT FOR REVIEW ANDAPPROVAL.6.SEWER BACKWATER PROTECTION CERTIFICATION ISREQUIRED FOR THE INSTALLATION OF ANY NEW SEWERFIXTURE PER ORDINANCE NO. 1710. THE SEWERBACKWATER PROTECTION CERTIFICATE IS REQUIREDPRIOR TO THE ISSUANCE OF BUILDING PERMIT.7.THE SANITARY SEWER LATERAL (BUILDING SEWER)SHALL BE TESTED PER ORDINANCE CODE CHAPTER 15.12.TESTING INFORMATION IS AVAILABLE AT THE BUILDINGDEPARTMENT COUNTER. A SEWER LATERAL TESTENCROACHMENT PERMIT IS REQUIREDNOTES FROMENGINEERING DEPT CITY OF BURLINGAME Community Development Department M E M O R A N D U M DATE: October 31, 2018 Director's Report TO: Planning Commission Meeting Date: November 13, 2018 FROM: Sonal Aggarwal, Contract Planner SUBJECT: FYI – REVIEW OF PROPOSED CHANGES TO A PREVIOUSLY APPROVED DESIGN REVIEW PROJECT AT 209 CHANNING ROAD, ZONED R-1. Summary: An application for Design Review and Special Permit for height for first and second- story addition to an existing single-family dwelling at 209 Channing Road, zoned R-1, was approved by the Planning Commission on June 11, 2018 as a Consent Item. A building permit has not yet been issued. With this application, the applicant would like to propose the following change:  Remove the mansard roof from the rear, single story portion of the house. Please refer to the attached letter from the applicant, dated October 26, 2018 for a detailed explanation of the changes proposed. The applicant has also submitted plans showing the originally approved and proposed plans, date stamped October 29, 2018, to show the changes to the previously approved Design Review project. Other than the changes detailed in the applicant’s letter and revised plans, there are no other changes proposed to the design of the house. If the Commission feels there is a need for more study, this item may be placed on an action calendar for a second review and/or public hearing with direction to the applicant. Sonal Aggarwal Contract Planner Attachments: Explanation letter submitted by the applicant, dated October 26, 2018 Originally approved plans, date stamped October 29, 2018 Proposed plans, date stamped October 29, 2018 CITY OF BURLINGAME Community Development Department M E M O R A N D U M DATE: November 6, 2018 Director's Report TO: Planning Commission Meeting Date: November 13, 2018 FROM: Ruben Hurin, Planning Manager SUBJECT: FYI – REVIEW OF PROPOSED CHANGE TO A PREVIOUSLY APPROVED DESIGN REVIEW PROJECT AT 715-717 & 719-721 LINDEN AVENUE, ZONED R-2. Summary: An application for Design Review and recommendation of approval of a Tentative Map for Lot Split for construction of a new, two-story duplex on each proposed new lot at 715- 717 & 719-721 Linden Avenue was approved by the Planning Commission on July 10, 2017 (see attached Planning Commission Minutes). An application for a one year extension was approved on June 25, 2018. The applicant has not yet submitted for a building permit. The project was originally approved with Marvin Integrity Fiberglass clad wood windows or equivalent. With this application, the applicant is requesting approval to change the windows to Anderson 400 series vinyl clad wood windows (see attached explanation letter dated October 26, 2018). Since there are no changes proposed to the size, number or grid pattern of the windows, the applicant submitted proposed building elevations, date stamped October 30, 2018, with a revised note to reflect the proposed window type. Other than the changes detailed in the applicant’s letter and revised plans, there are no other changes proposed to the design of the previously approved duplexes. If the Commission feels there is a need for more study, this item may be placed on an action calendar for a second review and/or public hearing with direction to the applicant. Ruben Hurin Planning Manager Attachments: Explanation letter submitted by the applicant, date stamped October 26, 2018 July 10, 2017 Planning Commission Minutes Proposed building elevations, date stamped October 30, 2018 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council ChambersMonday, July 10, 2017 c.715-717 and 719-721 Linden Avenue, Zoned R-2 - Application for Design Review and Tentative Map for Lot Split for construction of a new, two -story duplex on each proposed new lot. The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (b). (1448 Laguna LLC, applicant and property owner; TRG Architects, architect) (35 noticed) Staff Contact: Ruben Hurin All Commissioners had visited the property. There were no ex-parte communications to report. Senior Planner Hurin provided an overview of the staff report. Questions of Staff: There were no questions of staff. Chair Gum opened the public hearing. James Evans represented the applicant. Commission Questions/Comments: None. Public Comments: There were no public comments. Chair Gum closed the public hearing. Commission Discussion: >Nicely designed project. >The lot split fits within the neighborhood. >Have addressed the comments raised by the Commission previously. Commissioner Terrones made a motion, seconded by Commissioner Sargent, to approve the application for design review and to recommend approval of the tentative map to the City Council. The motion carried by the following vote: Aye:Gum, Gum, Gaul, Gaul, Terrones, Sargent, Loftis, Kelly, and Comaroto9 - Page 1City of Burlingame Printed on 11/6/2018 WARMTH OF WOOD FOR THE FEELING OF HOME. WINDOWS & DOORS 1 *Based on 2016 homeowner brand survey and 2016 survey of trade contractors: Andersen family of brands aggregated. **Visit andersenwindows.com/warranty for details. Time-tested, Classic Wood Craftsmanship. Warmth of Wood at an Uncommon Value. As our most popular products, the 400 Series brings you the best overall blend of performance and style to satisfy just about any window or patio door need. With a time-tested blend of engineering and craftsmanship, these windows and patio doors offer a broad array of shapes, styles and colors to fit any style. Available in our most popular options and sizes, the 200 Series offers Andersen quality at an uncommon value. Our drive to make windows that are different and better has been at the heart of our company for 115 years, leading us to pioneer new products, set higher standards for the entire industry and ultimately become America’s most recognized and trusted brand of windows and patio doors.* We design and build quality windows and patio doors that are among the best- performing in the industry – and a favorite among builders and homeowners alike. Our energy-efficient, low-maintenance and long-lasting** products not only offer an array of style options for your home, they are also backed by our renowned Owner-2-Owner® limited warranty. So whether you’re replacing, remodeling or building new, choose Andersen and nothing less. 2400 Series awning, casement and picture windows with White interiors and White contemporary folding hardware. 3 *Visit andersenwindows.com/warranty for details. ARTS & CRAFTS Arts & Crafts is marked by a sense of the familiar, the handmade, and the “craftsmanship” of design. Home styles in this selection include Craftsman Bungalow, Prairie or Shingle which have the following attributes: • Large glass and single glass openings • Grilles in the upper sash of the double-hung windows • Art glass for that distinctive design touch • 4 ½"-wide flat window trim with sill nose • Windows and siding are similar in tone; window trim is usually a warm, contrasting color CRAFTSMAN BUNGALOW Your home is far more than a dwelling. It’s a design statement that speaks volumes about you. Andersen has perfected the art of creating products that are aesthetically pleasing no matter which style your prefer. Our windows, doors and exterior trim work in harmony, not only with each other, but also with your home’s architecture. The end result is an enduring investment — timeless beauty and lasting* quality at an exceptional value. YOUR HOME STYLE It can be hard to put your finger on the exact style you’d like for your home. To help, Andersen has done extensive research into many architectural styles and how windows and doors play a critical role in achieving them. We’ve compiled it all into our Home Style Library so you can find the perfect style for your home. Explore our Home Style Library at andersenwindows.com/stylelibrary HOW WINDOWS & DOORSINFLUENCE STYLE 4 FARMHOUSE As a traditional style, Farmhouse brings you back to the casual, simple, relaxed and delightful homestead of earlier time. Home styles can include both American Farmhouse or Queen Anne which have the following attributes: • Double-hung windows that are tall and narrow with a simple grille pattern • 4 1/2"-wide flat window trim, frequently with a decorative drip cap • White and Forest Green windows and window trim colors used in any combination COLONIAL Colonial today refers to a host of blended designs and highly popular styles including Georgian/ Federal and Cape Cod. In fact, many homeowners are remodeling other styles of homes to look more colonial. Attributes of this style include: • Dormers and divided light double-hung windows • Clapboard siding and shutters • Fan light over entry door • 3 1/2"- or 4 1/2"-wide flat window trim, often with a decorative cornice • White or Light Gray windows with stark, contrasting window trim RANCH Blending styles is becoming more and more popular, and Ranch homeowners are remodeling interiors to be more contemporary and exteriors to be more traditional. Attributes of this style include: • Divided light windows to enhance both curb appeal and interior aesthetics • Double-hung, casement and awning windows used alone and in ribbon combinations • 3 1/2"-wide flat or 2"-wide brick mould window trim that typically coordinates with other features such as roofing or masonry MODERN Modern style incorporates clean lines, simple forms and open floor plans. Home styles include Industrial Modern, International Modern and Miesian Modern which have the following attributes: • Expanses of glass to heighten the interior and expand space and light • Casements and awnings are widely used window types in Contemporary homes • 2"-wide brick mould window trim used to minimally highlight the windows or to create a shadow line 5 400 Series casement, awning, picture and Flexiframe® windows with Black exteriors. 6*Some products are not available in all colors or wood species. See your Andersen supplier for details. **Visit andersenwindows.com/warranty for details. †Dark Bronze and Black interior units have matching exteriors. ‡Not available on 400 Series Woodwright double-hung windows. Design your window at andersenwindows.com/design-tool Dark Bronze BlackForest GreenWhite Pine Sandtone Maple Terratone White Canvas Oak Black† ‡Dark Bronze† ‡ INTERIOR OPTIONS* EXTERIOR OPTIONS * Our Perma-Shield® exterior cladding system, a time-tested Andersen innovation, offers low-maintenance and durability while also providing an attractive appearance. The interiors of all Andersen® windows and patio doors are available in unfinished stain-grade Pine or with a long-lasting, ** low-maintenance White finish. Select windows are available with a Dark Bronze or Black* finish. 400 Series Woodwright® windows and Frenchwood® patio doors can also be ordered with unfinished Oak or Maple interiors, while 200 Series Perma-Shield® gliding patio doors feature matching interiors and exteriors. EXTERIOR AND INTERIOR OPTIONS 400 SERIES AND 200 SERIES 7 WhiteStone Polished Chrome Satin Nickel Gold Dust Oil Rubbed Bronze DistressedNickelDistressedBronze BrushedChromeBrightBrass AntiqueBrass Black Distressed Bronze and Oil Rubbed Bronze are “living” finishes that will change with time and use. Printing limitations prevent exact finish replication. See your Andersen supplier for actual finish samples.Estate™ lock & keeper in Oil Rubbed Bronze finish. Contemporary casement folding hardware in Satin Nickel finish. Choose window hardware finishes that complement your home’s cabinetry, lighting and room décor. ANDERSEN® HARDWARE FINISHES Whether replacing, remodeling or building new, our hardware options enhance your home’s décor. Choose from a variety of hardware designs ranging from traditional and classical to simple and contemporary. TIMELESS BEAUTY WINDOW HARDWARE OPTIONS & ACCESSORIES 8*All Andersen® hardware is sold separately, except standard hardware. Folding handle avoids interference with window treatments. CASEMENT & AWNING HARDWARE OPTIONS*GLIDING HARDWARE DOUBLE-HUNG HARDWARE CLASSIC SERIES Stone | White ESTATE Antique Brass | Bright Brass | Brushed Chrome Distressed Bronze | Distressed Nickel | Oil Rubbed Bronze Polished Chrome | Satin Nickel STANDARD: Stone | White OPTIONAL: Antique Brass Black Bright Brass Gold Dust Oil Rubbed Bronze Satin Nickel 200 SERIES TILT-WASH WINDOWS STANDARD: Stone | White OPTIONAL: Antique Brass | Black | Bright Brass Gold Dust | Oil Rubbed Bronze | Satin Nickel Antique Brass | Bright Brass | Brushed Chrome | Distressed Bronze Distressed Nickel | Oil Rubbed Bronze | Polished Chrome | Satin Nickel ESTATE ™ Antique Brass | Black | Bright Brass Brushed Chrome | Distressed Bronze Distressed Nickel | Gold Dust | Oil Rubbed Bronze Polished Chrome | Satin Nickel | Stone | White 400 SERIES WOODWRIGHT® WINDOWS 400 SERIES TILT-WASH WINDOWS STANDARD: Stone | White OPTIONAL: Black | Gold Dust Antique Brass | Black | Bright Brass Brushed Chrome | Distressed Bronze Distressed Nickel | Oil Rubbed Bronze Polished Chrome | Satin Nickel Stone | White TRADITIONAL FOLDING Antique Brass | Black | Bright Brass Distressed Bronze | Distressed Nickel | Gold Dust Oil Rubbed Bronze | Satin Nickel | Stone | White CONTEMPORARY FOLDING Black | Bright Brass | Gold Dust | Oil Rubbed Bronze Satin Nickel | Stone | White Stone | White CLASSIC SERIES™ Bold name denotes finish shown. Lock & Keeper available only for 400 Series tilt-wash double-hung windows. Lifts only available for 400 Series Woodwright double-hung windows. Available only for 400 Series Woodwright double-hung windows. OPTIONAL 400 SERIES DOUBLE-HUNG HARDWARE* CONTEMPORARY TRADITIONAL Hand Lift Finger LiftLock & Keeper Hand Lift Finger Lift Bar Lift Antique Brass | Black | Bright Brass | Brushed Chrome | Distressed Bronze | Distressed Nickel Gold Dust | Oil Rubbed Bronze | Polished Chrome | Satin Nickel | Stone | White Hand Lift Finger LiftBar Lift 400 SERIES GLIDING WINDOWS 200 SERIES GLIDING WINDOWS Bar Lift Antique Brass | Black | Bright Brass Brushed Chrome | Distressed Bronze | Distressed Nickel Gold Dust | Oil Rubbed Bronze | Polished Chrome Satin Nickel | Stone | White 9 Permanent Exterior Permanent Interior with Spacer Permanent Exterior Removable Interior Permanent Exterior Permanent Interior Removable Interior Grille Finelight™ Grilles Between-the-Glass Double-Hung Picture Window Frenchwood® Patio Door 3x1 Upper Sash Only 2x2 CustomCustomDiamond Our 2 1/4"-wide grille can make a casement window look like a double-hung. Simulated Double-Hung Colonial Upper Sash Prairie A ¾"7/8"2 1/4"1 1/8"MATCH ACROSS ALL PRODUCTSGRILLE OPTIONS GRILLE CONFIGURATIONS Convenient Cleaning Options Removable interior grilles come off for easy cleaning. Andersen® Finelight™ grilles are installed between the glass panes and feature a contoured 1" or ¾" profile. Full Divided Light Give your window an authentic look with full divided light grilles that are permanently applied to the interior and exterior of your window with a spacer between the glass. Simulated Divided Light Simulated divided light offers permanent grilles on the exterior and interior with no spacer between the glass. We also offer permanent exterior grilles with removable interior grilles, available in natural wood or prefinished white. Grille Widths (actual size shown) ? Your Pattern Here Colonial Specified Equal Light Choose any number of same-size rectangles across or down. Andersen® grilles are available in a wide selection of standard as well as custom patterns. ADD STYLE OPTIONS & ACCESSORIESGRILLES 10400 Series casement and picture windows with White interiors and specified equal light grille pattern. 11 *Summer values are based on comparison of Andersen® 400 Series tilt-wash double-hung window SHGC to the SHGC for clear, dual-pane glass, non-metal frame default values from the 2006, 2009, 2012, 2015 and 2018 International Energy Conservation Code “Glazed Fenestration” Default Tables. Center of glass performance only. Ratings based on glass options as of January 2018. Visit andersenwindows.com for ENERGY STAR® map and NFRC total unit performance data. ENERGY LIGHT How well a product blocks heat caused by sunlight. VISIBLE LIGHT TRANSMITTANCE How much visible light comes through a product. UV PROTECTION How well a product blocks ultraviolet rays.GLASS How well a product prevents heat from escaping. SOLAR HEAT GAIN COEFFICIENTU-FACTOR SmartSun lllm llll llmm llll SmartSun lllm llll llmm llll Low-E4 lllm lllm lllm lllm Low-E4 lllm lllm llmm lllm Sun lllm llll lmmm lllm PassiveSun®llmm lmmm lllm lllm Clear Dual-Pane lmmm mmmm llll mmmm with HeatLock® Coating with HeatLock® Coating Obscure Fern Reed Cascade PERFORMANCE COMPARISON OF ANDERSEN® GLASS OPTIONS Visit andersenwindows.com/glass for more details on our glass options. Low-E4 ® Glass Outstanding thermal performance for climates where both heating and cooling costs are a concern. It is up to 56% more energy efficient than ordinary dual-pane glass.* Low-E4 SmartSun™ Glass It gives you the benefits of Low-E4 glass, plus it helps shield your home from the sun’s heat and filters out 95% of harmful UV rays while letting sunlight shine through. Low-E4 Sun Glass It’s tinted for maximum protection from the effects of intense sunlight while providing all the benefits of Low-E4 glass. PATTERNED GLASS Patterned glass lets in light while obscuring vision and adds a unique decorative touch to your home. HIGH-PERFORMANCE GLASS Glass can affect energy efficiency more than any other part of a window or patio door — and not all glass performs the same. Andersen offers one of the industry's widest array of glass options, so you're sure to find the right choice for your climate and your home. Choose from these High-Performance glass options. OPTIONS & ACCESSORIESGLASS ART GLASS With art glass from Andersen, you can enhance a transparent look, express your individuality or add a touch of elegance. These finely crafted inserts are available in two distinctly different series to complement any home’s architecture and designed to fit most Andersen windows and patio doors. 12*Comparisons made to conventional Andersen aluminum insect screens. **Visit andersenwindows.com/warranty for details. †See your Andersen supplier for availability. Printing limitations prevent exact color replication. See your Andersen supplier for actual color samples. Stone White Pine TRUSCENE INSECT SCREENS — 50% GREATER CLARITY * Exclusive Andersen TruScene insect screens provide more than 50% greater clarity than our conventional insect screens for a beautifully unobstructed view. And they let in more fresh air and sunlight, while doing a better job of keeping out small insects. FRAMES For casement and awning windows, TruScene insect screen frames are available in Stone, White, Dark Bronze, Black or Pine veneer that can be stained to match the window. Insect screen frames for all other windows are installed on the exterior of the window and match the unit’s exterior color. PATIO DOOR INSECT SCREEN OPTIONS All hinged and gliding patio door insect screens have a long-lasting** fiberglass screen mesh with a charcoal finish. Available in colors to match the exterior of the door.† Full insect screens are available for Andersen venting windows. Andersen also offers the option of half insect screens for the lower sash of our tilt-wash double-hung windows. Gliding Insect Screen Gliding insect screens are available for two- and four-panel doors. Gliding Insect Screen Available for all two- and three- panel doors. Hinged or Double-Hinged Insect Screen Available for single-panel doors and two-panel jamb hinged doors. Retractable Insect Screen The retractable insect screen is installed on the exterior of the door and opens side to side across the width of the opening. When the insect screen is not in use, it neatly retracts into a small canister. Available for two-panel doors. GLIDING PATIO DOORS HINGED INSWING PATIO DOORS FULL OR HALF WINDOW INSECT SCREENS Conventional Insect Screen Optional insect screens are available for all 400 and 200 Series products. Patio doors feature conventional Andersen® fiberglass insect screens. For windows, choose aluminum insect screens, or TruScene® insect screens that provide a clearer view, help bring the outdoors into your home and are less noticeable from the street. OPTIONS & ACCESSORIESINSECT SCREENS 13 *Visit andersenwindows.com/warranty for details. **Some products are not available in all colors. See your Andersen supplier for details. Printing limitations prevent exact color duplication. See your Andersen supplier for actual color samples. Cocoa Bean Dove GrayDark Bronze White White Forest Green Forest Green Red Rock Canvas Canvas Dark Bronze Prairie Grass Sandtone Sandtone Black Black Terratone Terratone WINDOW AND DOOR COLORS** TRIM COLORS Red Rock trimSandtone window Watch videos and use our visualizer tool to create your own look at: andersenwindows.com/exteriortrim STYLES HEAD TRIM OPTIONS 2" Brick Mould Dove Gray trim Terratone window Canvas trim Forest Green window Red Rock trim Sandtone window Red Rock trim Sandtone window Red Rock trim Sandtone window 4 1/2" Flat Casing3 1/2" Flat Casing Dark Bronze trim White window 3 5/8" CorniceDecorative Drip Cap 2" Cornice For more curb appeal, add optional Andersen® exterior trim. It’s available in 11 colors, so you can match or complement your window or door colors to create a variety of looks. Made of Fibrex® material, our trim never needs painting, and it won’t fade, flake, blister or peel no matter what the climate.* OPTIONS & ACCESSORIESEXTERIOR TRIM 14 *Not available on 400 Series Woodwright.® **When properly configured and maintained with a professionally installed security system and/or self-monitoring system compatible with Honeywell® 5800 controls. See your Andersen supplier for more information. †Based on testing of thirty-two (32) A-Series double-hung windows. Air loss through unlocked windows will vary based on window type and age, pressure differential, temperatures inside and outside the home, altitude and application. ††Not available on 400 Series tilt-wash. White White Stone Sandtone Gold Dust Canvas Black Dark Bronze Taupe Gray†† • MAINTAINS WARRANTY No drilling required which can void warranties. • HELPS MAXIMIZE ENERGY EFFICIENCY Windows that are closed but unlocked lose air at a rate up to 3X that of a closed and locked window.** VeriLock sensors tell you which windows and patio doors are open or unlocked** so you can help manage air loss.† • PRESERVES BEAUTY Available in a variety of colors to complement many Andersen hardware or interior finishes. • EASY INSTALLATION No tools are required to install our sensors. Simply place the sensor on a window or patio door and line up the magnet with the sensor until the LED glows blue.† • MAINTAINS WARRANTY No drilling required which can void warranties. • COMPACT DESIGN Sleek, compact design for a clean appearance, available in a variety of colors to blend in with the window or patio door. FEATURES/BENEFITS FEATURES/BENEFITS COLOR OPTIONS COLOR OPTIONS VERILOCK® SECURITY SENSORS With the most advanced technology in the industry, VeriLock® security sensors* not only indicate whether windows and patio doors are open or closed, they even tell you if they are locked or unlocked.** No other sensor can do that. WIRELESS OPEN/CLOSED SENSORS These wireless sensors provide the peace of mind of knowing whether windows and patio doors are open or closed.** THE SMARTEST TECHNOLOGY FOR THE SMARTEST HOMES Andersen® smart home solutions provide increased security, convenience and peace of mind. Now you can include windows and patio doors to truly complete your connected home, and with self-monitoring and professional monitoring options available with each smart home product, there are options to fit every home and lifestyle. To learn more, visit andersenwindows.com/connect. OPTIONS & ACCESSORIESSMART HOME SOLUTIONS 15 *See your local code official for building code requirements in your area. **AAMA/WDMA/CSA 101/I.S.2/A440-08 & -11 PG70. QUALITY SO SOLID, THE WARRANTY IS TRANSFERABLE* Many other window and door warranties end when a home is sold, but our coverage — 20 years on glass, 10 years on non-glass parts — transfers from each owner to the next. And, because it is not prorated, the coverage offers full benefits, year after year, owner after owner. So it can add real value when you decide to sell your home. WE OFFER OPTIONS FOR THE HARSHEST WEATHER ENVIRONMENTS 400 Series windows with Stormwatch® protection meet building code requirements in coastal areas.* Products with Stormwatch protection are energy efficient, resist the effects of salt water* and stand up to hurricane-force winds and wind-borne debris.** For details, visit andersenwindows.com/coastal. ENERGY-SAVING GLASS FOR ANY CLIMATE Andersen makes windows and doors with options that make them ENERGY STAR ® v. 6.0 certified throughout the United States. Visit andersenwindows.com/energystar for more information and to verify that the product with glass option is ENERGY STAR certified in your area. RIGOROUSLY TESTED The exclusive Andersen® Perma-Shield® system gives our windows and doors a tough, protective shell that safeguards the wood inside. It repels water, resists dents* and stays beautiful for years. LOW-MAINTENANCE, NEVER NEEDS PAINTING The Perma-Shield® exteriors on Andersen windows and doors offer superior weather resistance and are virtually maintenance free. KEEPS THE WEATHER OUT Our weather-resistant construction seals out drafts, wind and water so well, you can relax in comfort whatever the weather. We carefully select weatherstripping to suit each style of window and door to make sure you enjoy superior comfort and reliability. BUILT FOR YEARS TO COME* Our products are built strong to last long.* We use the right materials in the right places, including solid wood, fiberglass and our own Fibrex® composite material. These give our windows and doors superior strength, stability and long-term beauty. DURABILITY. RELIABILITY. ENERGY EFFICIENCY. 16 WINDOW TYPES PATIO DOOR TYPES BAY & BOW Bay and bow windows are window combinations that project outward from a home. These dramatic combinations can add space, volume and light to a room and add more personality to any home. DOUBLE-HUNG A double-hung window has two vertically sliding sash in a single frame. Double- hungs lift open while remaining flush with the wall, making them ideal around patios, decks and walkways. SPECIALTY Specialty windows are stationary windows characterized by their special shapes, including curves and dramatic angles. They can make a signature statement in your home and provide a delicate lighting accent. AWNING Awning windows are hinged at the top and open outward. They catch breezes from the left or right and are often used above, below or alongside stationary windows. STATIONARY Stationary windows, as the name states, are windows that don’t open. Often referred to as picture or transom windows, they’re typically used in combination with venting windows. CASEMENT Casement windows are hinged windows that, with a turn of a crank, open outward to the right or to the left. Casements are common above kitchen sinks and give you flexibility to group in stunning combinations. GLIDING Gliding windows feature two sash, with at least one of the sash sliding horizontally past the other. They give you the advantages of double-hung windows with a more contemporary look. HINGED INSWING To save room in smaller areas such as balconies, patios and decks, you’ll love the space-enhancing benefits of inswing patio doors. SIDELIGHTS & TRANSOMS Expand your patio door with elegant combinations, including sidelights, transoms and stationary door panels. GLIDING With at least one panel that glides smoothly past another door panel, you’ll get more room where you need it — inside or out. WINDOW & DOOR TYPES 17 400 Series Woodwright® double-hung insert replacement windows with Oak interiors. 18 Pine Oak Maple White Available in custom sizes for both insert and full-frame windows. Unequal Leg Arch Springline™Arch INTERIOR OPTIONS Choose from three interior wood species or low-maintenance prefinished White to closely match or replicate your current home décor. AUTHENTIC CRAFTSMANSHIP Woodwright windows help replicate the look of classic architecture and feature wood jamb liners to integrate seamlessly with your existing interior trim. EASY TILT-RELEASE LOCK By just pushing your thumb forward, the window tilts inward to make cleaning your window even easier. SPECIALTY WINDOWS Woodwright full-frame windows come in a variety of shapes, from a simple rectangular shape to a distinct, architecturally inspired look with graceful arches. Bay window combinations are also available for this product. BEAUTY IS IN THE DETAILS Elegant hardware features a traditional spoon style design and is available in 12 finishes to match cabinetry and décor. This product available with Stormwatch® protection, including impact-resistant glass with a Performance Grade (PG) Upgrade on select sizes. INSERT WINDOW Available for easy replacement. • Fits into existing wood window frame • Saves time and money with minimal disruption to your home • Available in three sill angle options for a weathertight fit • Includes convenient installation kit FULL-FRAME WINDOW Available for new construction or remodeling projects. • Offers maximum visible glass area • Good option when wanting to change size or shape of existing window opening OUR PREMIUM 400 SERIES DOUBLE-HUNG WINDOW OFFERS CLASSIC STYLE AND MODERN EASE. With their authentic craftsmanship and beautiful details, Andersen® Woodwright® double-hung windows allow you to retain or add charm to your home with beautiful wood interiors and a wide array of style options. 400 SERIES WOODWRIGHT® DOUBLE-HUNG WINDOWS DESIGNED FOR EVERY APPLICATIONREPLACING, REMODELING OR BUILDING? 19 *Visit andersenwindows.com/warranty for details. Pine White Dark Bronze Black 400 Series Tilt-wash double-hung windows with White interiors and White hardware. Available in custom sizes for both insert and full-frame windows. TILT-IN FEATURE Easily tilt your sash in to clean your windows from the inside of your home. LONG-LASTING,* WEATHERTIGHT PERFORMANCE Our Perma-Shield® exterior cladding protects the unit and offers low- maintenance. Dual-layer weatherstripping helps seal out dust, wind and water. NARROLINE® WINDOW CONVERSION KIT If your home has Andersen® Narroline® windows that were made after 1967, our quick conversion kit can easily turn them into convenient, tilt-wash double-hung windows. INTERIOR OPTIONS Choose from unfinished stain-grade Pine or three low-maintenance prefinished interior options. This product available with Stormwatch® protection, including impact-resistant glass. DESIGNED FOR EVERY APPLICATIONREPLACING, REMODELING OR BUILDING? INSERT WINDOW Available for easy replacement. • Fits into existing wood window frame • Saves time and money with minimal disruption to your home • Available in three sill angle options for a weathertight fit • Includes convenient installation kit FULL-FRAME WINDOW Available for new construction or remodeling projects. • Offers maximum visible glass area • Good option when wanting to change size or shape of existing window opening OUR BEST-SELLING DOUBLE-HUNG WINDOW 400 SERIES TILT-WASHDOUBLE-HUNG WINDOWS 20*Visit andersenwindows.com/warranty for details. Pine White Dark Bronze Black Available in custom sizes and without a nailing flange to fit into your existing opening, making installation quick and easy. 400 Series casement windows with White interiors and White contemporary folding hardware. SINGLE-ACTUATION LOCK This Andersen lock is engineered to secure a casement window firmly at multiple points with just one handle. It also features a “reach out” action that pulls in the sash for a weathertight seal. SMOOTH CONTROL HARDWARE The smooth control hardware system allows for easy operation with a simple turn of the handle. Folding hardware options available to avoid interference with window treatments. LONG-LASTING* PERFORMANCE Our Perma-Shield® exterior cladding protects the unit and offers low-maintenance. INTERIOR OPTIONS Choose from unfinished stain-grade Pine or three low-maintenance prefinished interior options. This product available with Stormwatch® protection, including impact-resistant glass. BAY & BOW WINDOWS Bay and bow window combinations are available for this product. Andersen® 400 Series casement windows feature a time-tested design that is extremely reliable and energy efficient. 400 SERIESCASEMENT WINDOWS 21 Pine White Dark Bronze Black Available in custom sizes and without a nailing flange to fit into your existing opening, making installation quick and easy. 400 Series awning and picture windows with Pine interiors and traditional folding hardware in Stone. INTERIOR OPTIONS Choose from unfinished stain-grade Pine or three low-maintenance prefinished interior options.This product available with Stormwatch® protection, including impact-resistant glass. Andersen® 400 Series awning windows give you the same features and outstanding performance platform as our casement windows. In addition, they add design options. For example, placed high on a wall, awning windows can bring light and fresh air into your home without compromising privacy. 400 SERIESAWNING WINDOWS 22*Sandtone interior is available on 400 Series gliding windows only. Pine White Sandtone* Dark Bronze Black 400 Series gliding and picture windows with Pine interiors. INTERIOR OPTIONS Choose from unfinished stain-grade Pine or three low-maintenance prefinished interior options. In addition to helping provide top energy efficiency, reliable performance and uncommon beauty, both sash on our 400 Series gliding windows can be opened to the left or right to give you improved ventilation. 400 SERIESGLIDING WINDOWS 23 *Also available to match Andersen® 200 Series double-hung windows. SPECIALTY WINDOWS Andersen complementary specialty windows let you choose from a wide variety of uncommon shapes, including elegant arches, striking angles and compelling curves. CASEMENT WINDOWS Andersen® complementary casement windows offer easy operation along with old-world style. They include French casements — twin sash inside of one frame with, unlike ordinary casements, no mullion bar between them, giving you a totally unobstructed view. Complementary casement windows are available in rectangles, trapezoids and a variety of arched shapes. Springline™ Examples of Alternative Shapes Oval Extended Gothic Half Circle*Arch Circle Octagon Specialty and Flexiframe windows are available with Stormwatch® protection. Visit andersenwindows.com/coastal for more details. Arch, Springline and Flexiframe windows are available in custom sizes. Quarter Round These windows are carefully handcrafted to complement our 400 Series products with dramatic sizes and extraordinary shapes that give your home a signature look. Custom sizes and shapes are also available. These specialty windows let you complement your home’s style with elegant arches and dramatic angles. Used alone or in combination with other windows, they heighten curb appeal and enhance the character of your home. Flexiframe® windows are available in custom sizes and can be designed in nearly any shape made with straight lines, provided no angle is less than 14 degrees. When other window companies say it can’t be done, Andersen does it easily — and beautifully. COMPLEMENTARYWINDOWS 400 SERIESSPECIALTY WINDOWS FLEXIFRAME® WINDOWS 24400 Series casement, picture and Flexiframe® windows with Black interiors and contemporary folding hardware in Black. 25 *Visit andersenwindows.com/warranty for details. Pine White Pine White 200 Series double-hung windows with White interiors and White hardware. INTERIOR OPTIONS Choose from unfinished stain-grade Pine or low-maintenance prefinished White interiors. TILT-IN FEATURE Tilt-in top and bottom sash with low-profile tilt latches to clean your windows from the inside of your home. INTERIOR OPTIONS Choose from unfinished stain-grade Pine or low-maintenance prefinished White interiors. 200 SERIESGLIDING WINDOWS Andersen 200 Series gliding windows feature a single operating sash and give you low-maintenance exteriors, with real wood interiors. 200 SERIES TILT-WASHDOUBLE-HUNG WINDOWS Our 200 Series tilt-wash double-hung window comes in our most popular sizes and gives you our most requested options. You still get low-maintenance exteriors and real wood interiors, along with our renowned Owner-2-Owner® limited warranty.* 26 WINDOW FEATURES Low-Maintenance Exteriors White Canvas Sandtone Terratone Forest Green Dark Bronze Black Interiors Maple Oak Pine White Dark Bronze Black Easy Cleaning Tilt-to-Clean Sash Grilles Full Divided Light Simulated Divided Light Finelight™ Grilles-Between-the-Glass Removable Interior Grilles Performance Options Stormwatch® Protection High-Performance Glass Low-E4® Low-E4 Sun Low-E4 SmartSun™ Low-E Low-E SmartSun Clear Dual-Pane HeatLock™ Coating Unit Sizes Minimum Width 1'-9 5/8"1'-4 1/2"1'-9 5/8"1'-9 1/4"1'-5"2'-0 1/8"2'-11 1/4" Fits Narroline windows made after 1967 1'-7 1/2"2'-11 1/2" Maximum Width 3'-9 5/8"3'-9 5/8"3'-9 5/8"3'-8 7/8"7'-0 5/8"5'-11 7/8"5'-11 1/4"3'-3 1/2"5'-11 1/2" Minimum Height 3'-0 7/8"2'-3 3/4"3'-0 7/8"3'-0 3/8"2'-0 1/8"1'-5"1'-10 1/4"2'-11 1/2"1'-5 1/2" Maximum Height 6'-4 7/8"6'-5"7'-8 7/8"7'-6 5/8"5'-11 7/8"4'-0"4'-11 1/4"5'-11 1/2"4'-11 1/2" Custom Sizes 200 SERIES TILT-WASHNARROLINE®CONVERSIONKIT200 SERIES GLIDING 400 SERIES GLIDING 400 SERIES AWNING 400 SERIES CASEMENT 400 SERIES TILT-WASH INSERT400 SERIES TILT-WASH400 SERIESWOODWRIGHTINSERT400 SERIES WOODWRIGHT® 400 SERIES & 200 SERIESWINDOW COMPARISON CHART Use the quick reference chart below to decide which Andersen® products best fit your project needs. 27 200 Series Narroline® gliding door with White interior and Albany hardware in Black. 28*Visit andersenwindows.com/warranty for details. Two-Panel Right Open Two-Panel Left Open Four-Panel Center Open Two-Panel Left Open joined to a Stationary Panel Stationary Panel Available in custom sizes for an exact fit for your project. WEATHERTIGHT PERFORMANCE Interlock weatherstripping is designed to seal out drafts, wind and water. SMOOTH, LONG-LASTING* OPERATION Our gliding patio doors have panels that move on adjustable ball-bearing rollers and a durable stainless steel- capped track. The result is long- lasting,* smooth, effortless operation. PREMIUM HARDWARE Match the style of your home décor with our wide selection of hardware styles and finishes — more than you’ll find with just about any other manufacturer. An optional exterior keyed lock can also be added to your hardware selection. UNIQUE LOCKING SYSTEM FOR PEACE OF MIND For weather protection and improved security, our reach-out locking system pulls the door tightly against the jamb. An optional auxiliary foot lock provides an extra measure of security when the door is in a locked position. Available finishes coordinate with our patio door hardware. DID YOU KNOW? You can easily replace a gliding patio door with a hinged door, giving you the option of having two panels that can open. GLIDINGPATIO DOORS Gliding patio doors are ideal for any climate or any room. Unlike hinged patio doors, they fit into tighter spaces because they have at least one operating panel that glides horizontally so it does not interfere with your room or patio. Whether you want a traditional or contemporary look, Andersen offers a full portfolio of space-saving, weathertight gliding patio doors. With an extensive array of options including the addition of stationary panels and either two- or four-panel configurations to fit virtually any size requirements. EXPAND YOUR VIEWOPTIONAL CONFIGURATIONS 29 *Visit andersenwindows.com/warranty for details. 400 Series Frenchwood® giding door with White interior and Anvers® hardware in Satin Nickel. INTERIOR OPTIONS Choose from stain-grade quality wood interiors that are ready to finish or a low-maintainence, prefinished white interior. CONFIGURATIONS Available in two- and four-panel door configurations. BLINDS-BETWEEN-THE-GLASS Optional blinds are located between the panes of insulated glass, protected from dust and damage, and never need cleaning. LONG-LASTING* PERFORMANCE Our Perma-Shield® exterior cladding protects the unit and offers low-maintenance. TRADITIONAL FRENCH DOOR STYLING. Our best-selling gliding patio door offering time-tested, classic wood craftsmanship. 400 SERIES FRENCHWOOD® GLIDING DOORS 30*Visit andersenwindows.com/warranty for details. 200 Series Perma-Shield gliding door with optional blinds-between-the-glass. 200 Series Narroline gliding door with Pine interior and Tribeca® hardware in White. CONFIGURATIONS Available in two-panel door configurations. CONFIGURATIONS Available in two- and four-panel door configurations. BLINDS-BETWEEN-THE-GLASS Optional blinds are located between the panes of insulated glass, protected from dust and damage, and never need cleaning. LONG-LASTING* PERFORMANCE Solid wood core with durable Perma-Shield interior and exterior cladding that protects the unit. LONG-LASTING* PERFORMANCE Our Perma-Shield exterior cladding protects the unit and offers low-maintenance. CONTEMPORARY PROFILES WITH THE WARMTH OF WOOD. LOW-MAINTENANCE INSIDE AND OUT. Our 200 Series Narroline® gliding patio doors combine the beauty of natural wood with sleek contemporary profiles to maximize your view and fill your home with sunlight. A tried-and-true classic, Perma-Shield® patio doors feature contemporary profiles to maximize light and view and are protected inside and out with rigid vinyl cladding to keep maintenance to a minimum. 200 SERIES NARROLINE® 200 SERIES PERMA-SHIELD® GLIDING DOORS GLIDING DOORS 31 *Visit andersenwindows.com/warranty for details. With features like Romanesque arches and insulated decorative art glass, nothing else quite matches the grandeur curved top patio doors can bring to your home. Available in inswing and outswing configurations. DID YOU KNOW? You can easily replace a gliding patio door with a hinged door, giving you the option of having two panels that can open. WEATHERTIGHT PERFORMANCE One-piece, continuous weatherstripping has welded corners to provide maximum protection against air and water infiltration. PREMIUM HARDWARE Match the style of your home décor with our wide selection of hardware styles and finishes — more than you’ll find with just about any other manufacturer. An optional exterior keyed lock can also be added to your hardware selection. UNIQUE LOCKING SYSTEM FOR PEACE OF MIND Engaging our patented multi-point locking system positions two hook bolts above and below the center deadbolt. This tightens the door against the frame to help keep the weather out and secure the door firmly. CONSIDER EXPANDING YOUR VIEW Add a border of patio door sidelights or transoms to enhance your view. SMOOTH, LONG-LASTING* OPERATION For smooth operation and frictionless movement, you can easily fine tune the position of your door panel with our adjustable hinges. They also include a quick- release feature for easy panel removal during installation. HINGED INSWINGPATIO DOORS Designed to open into a room or out onto a patio, hinged patio doors bring nature’s beauty inside while enhancing the style of your home. Inswing patio doors save room for smaller exterior areas and are often used in colder climates. COMPLEMENTARYCURVED TOP PATIO DOORS 32*Visit andersenwindows.com/warranty for details. **Multi-point locks are standard on 7'-6" and 8'-0" height doors. 400 Series Frenchwood® hinged inswing door with Newbury® hardware in Bright Brass. 200 Series hinged inswing door in White with Anvers® hardware in Satin Nickel. Available in custom sizes for an exact fit for your project. INTERIOR OPTIONS Choose from stain-grade quality wood interiors that are ready to finish or a low-maintainence, prefinished white interior. CONFIGURATIONS Available in single-, two- and three-panel door configurations. LONG-LASTING* PERFORMANCE Our Perma-Shield® exterior cladding protects the unit and offers low-maintenance. EXTERIOR OPTIONS Frame exteriors are protected by aluminum to maintain an attractive appearance while minimizing maintenance. LOCKING SYSTEM Available with our standard hook deadbolt lock or an optional multi-point lock.** BUILT TO LAST Sturdy fiberglass construction for durability. Our best-selling hinged inswing patio door offering time-tested, classic wood craftsmanship. 200 SERIES 400 SERIES FRENCHWOOD ® HINGED INSWING DOORS HINGED INSWING DOORS Traditional inswing style with a low-maintenance interior and exterior. 33 *Hardware sold separately. **Available on FSB hardware only. Distressed bronze and oil rubbed bronze are “living” finishes that will change with time and use. Bright brass and satin nickel finishes on patio door hardware feature a 10-year limited warranty. Matching hinges available in most finishes for inswing patio doors. Printing limitations prevent exact finish replication. See your Andersen supplier for actual finish samples. “FSB” is a registered trademark of Franz Schneider Brakel GmbH & Co. DistressedNickel AntiqueBrass Oil RubbedBronze Satin Stainless Steel** Black PolishedChrome BrightBrass SatinNickel DistressedBronze White BrushedChrome Stone Gold Dust Durable, stainless steel FSB® hinged door hardware features clean lines and a sleek satin finish for a thoroughly modern look. 1035 1075 1076 1102 Hinged Hinged Hinged Hinged HingedHinged Hinged Hinged Gliding Gliding Gliding Gliding Gliding Gliding NEWBURY ® Antique Brass Bright Brass Brushed Chrome Oil Rubbed Bronze Polished Chrome Satin Nickel ANVERS® Bright Brass Oil Rubbed Bronze Satin Nickel ENCINO® Distressed Bronze Distressed Nickel YUMA® Distressed Bronze Distressed Nickel TRIBECA® Stone White ALBANY Black Gold Dust Stone White WHITMORE® Antique Brass Bright Brass Oil Rubbed Bronze Satin Nickel COVINGTON™ Antique Brass Bright Brass Oil Rubbed Bronze Bold name denotes finish shown. Gliding Gliding HARDWARE*HARDWARE FINISHES GLIDING & HINGEDPATIO DOOR HARDWARE* 400 Series and 200 Series patio door hardware is available in a variety of different designs to match any style. 34 GLIDING PATIO DOORS HINGED PATIO DOORS PATIO DOOR FEATURES Low-Maintenance Exteriors White Sandtone Terratone Forest Green Canvas Black Dark Bronze Interior Wood Options Maple Oak Pine Interior Colors & Finishes White Sandtone Terratone Canvas Black Dark Bronze Grilles & Blinds Full Divided Light Simulated Divided Light Finelight™ Grilles-Between-the-Glass Removable Interior Grilles Blinds-Between-the-Glass High-Performance Glass Low-E4® Tempered Low-E4 Sun Tempered Low-E4 SmartSun™ Tempered Low-E Tempered Low-E Sun Tempered Low-E SmartSun Tempered Unit Sizes Minimum Width 4'-11 1/4"4'-11 1/4"4'-11 1/4"4'-0"4'-0" Maximum Width 15'-9"15'-9"8'-0"8'-11 1/8"5'-11 1/4" Minimum Height 6'-7 1/2"6'-7 1/2"6'-7 1/2"6'-7 1/2"6'-7 1/2" Maximum Height 7'-11 1/2"7'-11 1/2"7'-11 1/2"7'-11 1/2"7'-11 1/2" Custom Sizes 200 SERIES NARROLINE®200 SERIES INSWING400 SERIES FRENCHWOOD® 400 SERIES FRENCHWOODINSWING 200 SERIES PERMA-SHIELD®400 SERIES & 200 SERIESPATIO DOOR COMPARISON CHART Use the quick reference chart below to decide which Andersen® products best fit your project needs. To learn more about other Andersen doors, including Big Doors and Entry Doors, visit andersenwindows.com/doors. Andersen is a charter member of the U.S. Green Building Council and a strong supporter of its LEED® (Leadership in Energy and Environmental Design) National Green Building Standard rating system. Andersen was the first window and door manufacturer with Green Seal™ certified products. Please visit our website at andersenwindows.com for a list of certified products. Andersen makes windows and doors with options that make them ENERGY STAR® v. 6.0 certified throughout the United States. “ENERGY STAR” is a registered trademark of the U.S. Environmental Protection Agency. All logos and marks are trademarks of their respective owners. “Andersen” and all other marks where denoted are trademarks of Andersen Corporation. ©2018 Andersen Corporation. All rights reserved. 06/18 Part #9040569 10% POST CONSUMER RECYCLED FIBER Respect for the environment is nothing new at Andersen. For more than a century, it’s been part of who we are. Our commitment to recycle and reclaim materials began simply because it was good business. Now it’s part of our commitment to sustainability and responsible stewardship of all our resources. Andersen is committed to providing you with long-lasting,* energy-efficient windows and doors. Visit andersencorporation.com or andersenwindows.com/sustainability for more information. IMPROVING THE VIEW OUTSIDE THE ENVIRONMENT HAS A BUSINESS PARTNER Printed on FSC® certified paper, with a minimum of 10% post-consumer recovered fiber. The cover paper is produced using Green-e certified renewable energy. CITY OF BURLINGAME Community Development Department M E M O R A N D U M DATE: November 6, 2018 Director's Report TO: Planning Commission Meeting Date: November 13, 2018 FROM: Ruben Hurin, Planning Manager SUBJECT: FYI – REVIEW OF CHANGES REQUESTED BY THE PLANNING COMMISSION TO A PREVIOUSLY APPROVED DESIGN REVIEW PROJECT AT 619-625 CALIFORNIA DRIVE, ZONED C-2, NORTH CALIFORNIA DRIVE COMMERCIAL DISTRICT. Summary: An application for Mitigated Negative Declaration, Commercial Design Review, Conditional Use Permit for building height, Condominium Permit and Lot Merger for construction of a new four-story, 26-unit live/work development with retail commercial space on the ground floor at 619-625 California Drive, zoned C-2, North California Drive Commercial District, was approved by the Planning Commission on September 24, 2018 (see attached September 24, 2018 Planning Commission Minutes). A building permit has not yet been submitted for this project. At that hearing, the Planning Commission voted to approve the project based upon the following revisions being reviewed by the Commission as an FYI item prior to issuance of a building permit: 1) Refine the exterior color palette by working in some warmth and depth; 2) Revisit the size of the roof terraces, particularly those at the rear of the building facing the adjacent neighbor; and 3) Revisit the articulation of the stairwell at the corner of the building, including adding glazing to soften the stairwell. Please refer to the attached letters submitted by the project architect, dated October 29, 2018, for an explanation and detailed list of changes made to the project in response to the Commission’s direction. Revised visual simulations and plans, date stamped October 30, 2018, were submitted to show the changes to the originally approved project. The originally approved plans, date stamped September 18, 2018, have been attached for reference. If the Commission feels there is a need for more study, this item may be placed on an action calendar for a second review and/or public hearing with direction to the applicant. Ruben Hurin Planning Manager Attachments: Explanation letter submitted by the architect, dated October 29, 2018 September 24, 2018 Planning Commission Minutes Originally approved plans, date stamped September 18, 2018 Revised plans, date stamped October 30, 2018 Community Development Department Memorandum November 13, 2017 Page 2