The URL can be used to link to this page

Home My WebLink About823 Edgehill Drive - Staff ReportCity of Burlingame Design Review and Conditional Use Permit Address: 823 Edgehill Drive Item No. 8b Regular Action Meeting Date: April 10, 2017 Request: Application for Design Review for a second story addition and Conditional Use Permit for an accessory structure. Architect: Elizabeth Matthews, John Matthews Architects Applicant and Property Owner: Isaac Lee General Plan: Low Density Residential APN: 029-021-120 Lot Area: 8,460 SF Zoning: R-2 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition and per Section 15303 (e), which states that construction and location of limited numbers of new, small facilities or structures including accessory (appurtenant) structures including garages, carports, patios, swimming pools and fences are hereby exempt from environmental review. Project History: The current application proposes a second story addition at the rear of the existing two-story duplex and was submitted as the result of recent code enforcement action; in 2015 the owner took out a permit to re-roof the attached garage at the rear of the dwelling. The Building Division received a complaint about tfie scope of work being exceeded and found that the roof over the garage had been reframed to create a second floor. The original residence was a single-family dwelling and the County records still show a single family dwelling on the site. However, a site inspection revealed that there are two dwelling units in a single building existing on this R-2 site. The City's record of permits for the property over the last 30 years is incomplete and in some cases, contradictory with respect to the number of units and the habitable area. After inspection of the site, it was determined that the most recent non-permitted construction on the site must receive necessary permits, or be removed. In July 2016 the owner submitted an application to the Planning Division for Design Review for a second story addition and for a Conditional Use Permit for an accessory structure. Project Description: The subject property is an interior lot. There is an approximately 4-foot difference in grade from the front of the lot to the rear; this change in grade occurs primarily at the rear of the property, just behind the main duplex dwelling. The applicant proposes a second story addition at the rear of the existing two story duplex, over the attached garage. The total proposed lot coverage is 3,075 SF (0.36 SF), where 3,384 SF (0.40 SF) is the maximum allowed. There is no FAR maximum for duplexes on lots zoned R-2. The existing site is non-conforming in the number of parking spaces and in back-up area for the spaces. The lower unit has 2 bedrooms and the upper unit has 3 bedrooms, for which the code requires 5 parking spaces and where 4 parking spaces are provided in the attached garage. The previously approved back-up distance for these spaces is non-conforming at 20'-8" where 24 feet is required. The existing parking spaces can be exited in 3-5 maneuvers depending on where they are located in the garage (the space closest to the rear of the property requires 5 maneuvers to exit). The proposed second story addition increases the total number of bedrooms on site from 5 to 6 bedrooms; however the overall parking requirement is not being increased because the code regulations do not require additional parking for units with more than 3 bedrooms (the upper unit bedroom count is proposed to increase from 3 to 4 bedrooms). Design Review and Conditional Use Permit 823 Edgehill Drive With the addition the applicant proposes to re-configure the existing covered parking in order to provide 5 covered parking spaces so that the site will meet the total number of required parking spaces. The exterior walls of the existing garage space will not be altered with this construction, except for a new pattern of garage doors. Because a new parking space is being created, the back-up distance for this space is required to be comparable to the existing back-up space (the previous space was exited in 5 maneuvers). The applicant is proposing to move the existing left front support post and half wall under the detached trellis in order to restore the existing back-up space from this parking stall that is at the rear of the garage. The existing windows are vinyl. The new or replacement windows will be aluminum clad wood windows with simulated true divided lites and include: 3 at the front elevation, 2 at the rear elevation, 5 at the left elevation, and 4 at the right side elevation. The applicant is requesting a Conditional Use Permit for the existing 350 SF accessory structure at the rear, left side of the property. This structure is in place, however there was no permit application made prior to its construction. The outdoor patio/kitchen area is covered by a trellis and requires a Conditional Use Permit for the following reasons: 1. C.S. 25.60.010 (a): Two (2) or more accessory structures, each having over one hundred (100) square feet gross floor area, will exist on a single lot, where there are four accessory structures on the lot; three existing (two under 100 SF and not considered to be structures or counted in lot coverage, one 105 SF storage shed at the rear, right side of the lot, and the new detached 350 SF trellis at the rear, left side of the lot); and 2. C.S. 25.60.010 (g): The plate line of the accessory structure will be more than nine (9) feet above grade at the closest point between the plate line and adjacent grade (where 9'-3" is the plate height at the front of the structure). The applicant is requesting the following applications: Design Review for a second story addition (C.S. 25.57.010 (a) (2)); and Conditional Use Permit for an accessory structure (C.S. 25.60.010 (a) and (g)). 823 Edgehill Drive Lot Area: 8,460 SF ' SETBACKS ', Front (1st flr): (2nd flr): Side (left): (right): Rear (1st flr): (2nd flr): Existing 17'-10" to entry stairs at 30 inches 19'-9" 11'-2" (driveway is 9'-3" at narrowest point' 2'-10" at front corner 2 3'-0" at rear corner 2 56'-10" 77'-10" Plans date stamped: March 29, 2017 Proposed Allowed/Required No change No change No change No change No change 56'-10" 15'-0" or block average 15'-0" 4'-0" 4'-0" 15'-0" 15'-0" Existing Parking Proposed Parking Allowed/Required ;...... . ; ......... ......................... ... ..................... , . 4 covered spaces, 0 uncovered 5 covered spaces, 0 uncovered 5 parking spaces total, (4 must be covered) ; -2- Design Review and Conditional Use Permit 823 Edgehill Drive Existing Parking Proposed Parking Allowed/Required :..........................................................................................................................................................................................:............................................................................................................................................................ .........................._;...........................................................................................................................................................................; 2 in left bay (20' x 20') 2 in left bay (19'-6" x 20') � 1 in middle bay (10' x 19'-6") ' 2 in middle bay (18'-6" x 19'-6") 3 10' x 20' for a covered parking ; 1 in right bay (10' x 19'-10") 1 in right bay (10' x 19'-10") space : .................... ......... ............ .. ' Existing, non-conforming driveway width (9'-6" required where 9'-3" exists). 2 Existing, non-conforming right side setback to the first floor (2'-10" existing where 4'-0" is required). 3 In order to provide the required number of parking spaces, the existing interior garage space and doors were allowed to be reconfigured to provide on additional parking space, though it resulted in the two left spaces each being 3 inches less in width and the two middle spaces each being 9 inches less in width. The existing length for the parking spaces remains the same. Staff Comments: See attached memos from the Building, Fire, Engineering, Parks, and Stormwater Divisions. Design Review Study Meeting: At the Planning Commission Design Review Study meeting March 13, 2017, the Commission had several comments and suggestions regarding this project and voted to place this item on the regular action calendar when all information has been submitted and reviewed by the Planning Division (see attached March 13, 2017 Planning Commission Minutes). The applicant submitted a response letter and revised plans date stamped March 29, 2017, to address the Planning Commission's questions and comments. Listed below are the Commission's comments and responses by the applicant. There are concerns with the proposed mix of windows, particularly at the front elevation. The windows should be compatible with the existing craftsman style sfructure and with the balance of the neighborhood. Has there been consideration of anything ofher than vinyl windows, such as an aluminum-clad wood? • The plans have been revised to show that all of the new windows will be aluminum clad wood. There will be a total of 14 new aluminum-clad wood windows, including three on the front elevation; the existing windows that will remain are all vinyl. (Planner would note that sheet A-3.3 shows one new window will be vinyl-clad wood. This note is an error and the first condition of approval for the project states that all new windows shall be aluminum clad wood windows with simulated true divided lites). 2. The proposed windows for fhe left side of the second f/oor addition seem to harm the character of the building because they are out of sca/e and rigidly symmetrical; the existing windows on fhe side have nice large sca/e that would be suitable for a hallway and create a gallery without intruding on neighbors' privacy; • The window sizes along the left side of the second floor addition have been revised so that the spacing is re-arranged and the proposed aluminum clad wood windows are larger, with a combination of a slider and a fixed window (see the Window Schedule on Sheet A-3.4 of the plans). 3. Are the plans for the rear elevation accurate? Will the back be stucco or hardie plank siding? • The plans have been revised to show that where there was previously horizontal siding at the rear, stucco is proposed. 4. Applicant should revise the Conditional Use Permit form to provide more specific findings for the accessory structure in this R-2 zoned neighborhood; • The applicant has submitted a revised Conditional Use Permit form date stamped March 29, 2017. -3- Design Review and Conditional Use Permit 823 Edgehill Drive 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. Suggested Findings for Design Review: At the March 13, 2017 Design Review Study meeting the Planning Commission noted that the proposed addition is at the rear of the existing two-story structure and will not be visible from the street. Given the larger size of the lots in the area, the proposed mass and bulk could be accommodated. The new windows will be of high quality and will retain the Craftsman character of the existing structure. For these reasons the project may be found to be compatible with the requirements of the City's five design review criteria. 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. Suggested Conditional Use Permit Findings: The proposed accessory structure will not be detrimental or injurious to property or improvements in the vicinity as it will be screened along the left side property line by an existing row of trees. The proposed recreation area is for the use of on-site duplex tenants and is an accessory living use consistent with the residential land use designation in the General Plan and the zoning district. The proposed plate height is necessary because of the existing slope at the rear of the lot. For these reasons the project may be found to be compatible with the requirements of the City's Conditional Use Permit 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 clearly 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 March 29, 2017, sheets A-1.1 through A-7.1; and that all new windows shall be aluminum clad wood windows with simulated true divided lites; -4- Design Review and Conditional Use Permit 823 Edgehill Drive 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 staf�; 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that the accessory structure shall never be enclosed or used for living purposes as a second dwelling unit without amendment to the Conditional Use Permit; 5. that the conditions of the Building Division's July 7 and October 28, 2016 memos, the Parks Division's July 20 and November 16, 2016 memos, the Engineering Division's July 12, 2016 memo, the Fire Division's July 18, 2016 memo and the Stormwater Division's July 6 and November 2, 2016 memos shall be met; 6. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 7. 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; 8. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the 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; 9. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 10. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 11. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2013 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: 12. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 13. prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting -5- Design Review and Conditional Use Permit 823 Edgehill Drive framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 14. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 15. 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. Erika Lewit Senior Planner c. Isaac Lee, applicant Attachments: Applicant's Response to Commission's comments, date stamped March 29, 2017 Minutes from March 13, 2017 Design Review Study Meeting Application to the Planning Commission Conditional Use Permit Form date stamped March 29, 2017 Staff Comments Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed March 31, 2017 Aerial Photo � � �� ,• �r�� a,;i � &ii'4�4 .. March 28th, 2017 To: The Planning Commissioners City of Burlingame, Community Development Division, Planning Division 501 Primrose Road, Burlingame, CA 94301 Regarding: 823 Edgehill Drive, Burlingame, CA 94010 Scope of Work: • Addition of a new 2"d story master suite and interior remodel of (E) 2nd floor. • Addition of 5th required parking space The following is an itemized response to Comments from the Design Review Study Session on March 13`h, 2017: A. Comments from Planninq Commissioners: 1. Comment #1: At a minimum, the new front windows should be wood or aluminum or fiberglass-clad wood; however some of the Commissioners encourage you to make all of the new windows or all of the windows in the house clad wood to blend with the style of the neighborhood and to retain the integrity of the original design. ➢ All new windows have been changed to Aluminum Clad Wood windows (Marvin Windows) and shall be of the Arts and Crafts style. See A-3.1, A-3.2 and A-3.3. 2. Comment #2: Re-do the Conditional Use Permit findings for the Accessory structure to provide more detailed responses for the findings. ➢ See attached revised CUP form with a more detailed description of the Trellis. 3. Comment #3: Correct the plans to clarify whether there was, whether there is, or whether there is proposed hardiplank siding at the rear of the building. ➢ The (E) rear elevation has been revised to show (E) horizontal siding to be removed, see 3/A3.1. 4. Comment #4: The original larger windows along the second story of the left elevation (at the rear of the house over the garage) provided a real architectural interest- this style of gallery window should be retained at this second floor addition. ➢ The left elevation has been revised to show IargerA/uminum C/ad Wood windows in the Arts & crafts style, see 2/A-3.2. � ;�, MAR 2 9 � ' ' C1TY 0� BURLINGAM� CDD-PI.ANNlNG DIV, John Matthews Architects te/e 650-340-1107 335 A East Fourth Avenue fax 650-340-1677 San Mateo, CA 94401 F, �C�iTY .:� ��';�i � v ��,� : �`,d . �-0� �. �C � ¢ � q �qPOR4rF City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, March 13, 2017 7:00 PM Council Chambers a. 823 Edgehill Drive, zoned R-2 - Application for Design Review for a second story addition to a multi-family dwelling and a Conditional Use Permit for an accessory structure. (Elizabeth Matthews, John A. Matthews, Architects, applicant and architect; Isaac Lee, property owner) (58 noticed) Staff Contact: Erika Lewit Attachments: 823 Edqehill Dr - Staff Report 823 Edpehill Dr - Attachments 823 Edqehill Dr - Plans All Commissioners had visited the property. There were no exparte communications. Senior Planner Keylon provided an overview of the project. Questions of Staff.� > Is there no FAR calculation because there is no FAR requirement in R-2? (Keylon: Correct.) > Can there be discussion of the proposed changes to the front of the building? (Keylon: Yes. It is a Design Review application, subject to Planning Commission review.) Chair Loftis opened the public hearing. Jack Matthews represented the applicant. Commission Questions/Comments: > Quite a few of the windows will be new or replaced. Has there been consideration of anything other than vinyl such as an aluminum-clad wood? (Matthews: There are new vinyl windows. Wants to make the new windows match the windows already there.) > Would there be willingness to have windows in a material other than vinyl? (Matthews: The owner has already purchased the windows he wants to install.) > Why remove the front window? (Mafthews: Wanfs to move the front door over so the Living Room has more useful floor area. There is not a formal entry into the house; the entrance goes directly into the space. Cou/d put a window into the Dining Room to the /eft of the door, though it would be smaller than the existing Living Room window.) > Back is not stucco, it is hardie plank or something like that. Is the plan to remove the siding and rep/ace with stucco? (Matthews: Not fhe intention to have hardie plank anywhere. Intention is to have stucco.) > �ll fhe assignment of the parking spaces correspond to the units above the garages, and will the tenants above the garage doors be disturbed by vehicles coming and going from the garages? (Matthews: The owner can decide how the spaces a�e assigned.) > Does some of the character on the /eft side of the building go away with rep/acing the large windows with the uniform windows? (Matthews: The intention is to keep if simple. The new p/an has a hallway leading to the new Master Bedroom in the rear, with closets and /aundry a/ong the way. There would not be an objection to having larger windows.) > When did the single family home become a dup/ex? (Matthews: Does not believe the current owner City of Burlingame Page 1 Piinted on 3/31/2017 Planning Commission Meeting Minutes March 13, 2017 had anything to do with the conversion. A permit for a garage addition a few years ago described two units. Staff was not able to find permits showing the creation of a second unit. lt has been there for quite a while.) > Have the p/ans been shared with the neighbors? (Matthews: Yes, talked to the next door neighbors. The same owner owns the properties on both sides.) > There are a number of large vehicles on the property. How do they manage to maneuver in and out? (Matthews: Has found they can get in and out re/atively easily. Backup is 22 feet - two feet shorter than typical 24-foot backup.) Public Comments: There were no members of the public wishing to speak on the item. Chair Loftis c/osed the public hearing. Commission Discussion: > Likes that the structure is being brought up to code. Parking will be increased. Shares questions about the windows, particularly the front. Windows should be compatib/e with the existing craftsman sty/e structure, and with the balance of the neighborhood. > The additional windows seem to cheapen the building. The front e/evation has some nice scale and detail to the windows. Existing windows on the side have nice large sca/e that would be suitable for a hallway and create a gallery without intruding on neighbors' privacy. The existing windows are adding better scale than what is proposed. > Can support the application for its efforts to make the conditions better, but needs additional work from a design review standpoint. > Has not talked about CUP for the patio structure. It is approvable in an R-2 neighborhood, but the application needs more work - the responses do not adequate/y answer the questions. > Drawings should be made accurate - shou/d indicate where hardie plank current/y exisfs. Commissioner Sargent made a motion, seconded by Commissioner DeMartini, to place the item on the Regular Action Calendar when plans have been revised as directed. The motion carried by the following vote: Aye: 6- DeMartini, Loftis, Gum, Terrones, Bandrapalli, and Sargent Absent: 1 - Gaul City of Burlingame Page 2 Piinted on 3/31/2017 � C�TY 4� � �� COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type c�f appiication: ,� Design Review ❑ Variance ❑ Conditional Use Permit ❑ Special Permit PROJECT ADDRESS: APPLII Name: Addres: City/Sta Phone: E-mail: PROPERTY OWNER Name: �doK ,?�Q. Address: �Z 3 �� +( � City/State/Zip: /-� �� i�- u,.� e_ ��" � Phone: S �' ( - � �� r E-mail: �SS i � „L G- ��, � � . C � ,,�-� (� �� . . . � .:� � 1�i �e� w'i �RECEIV�ED «ol ARCHITECT/DESIGNER Name: �«-l�Gte � ��G� Address: � � Q! �f� /�'�-� City/State/Zip: � � f �� Phone: �� `��d ' 6'��%� 3'N(� JUL -1 2016 �t �� E-mail: d� a�in� - CITY OF BURLINGAME Burlingame Business License #: � �CDD-P NNING DPV. a.s� �� A �r Authorization to Reproduce Proiect Plans: � �1�%� I hereby grant the City of Burlingame the authority to reproduce u reques an or post plansC,submitfed wiffi �is application on the City's website as part of the Planning approval process and waive�ny claim against tt�g City arising out of or related to such action. �� (Initials of Architect/Designer) e�1 a. �� Zvt � -f �v�Y- � �•��S • ��MV� PROJECT DESCRIPTION: . . vr AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant's signature: Date: � 3U �` I am aware of the proposed applic�tion��nd hereby authorize the above applicant to submit this application to the Planning Commission. `` , � � � � Property owner's signature: � -�z_.-`_ Date: � Date submitted: ��' �,� � ❑ Parcel #: ❑ Zoning / Other: S: � HANDO UTS� PC Appfication. d oc This Space for CDD Staff Use Only � Project Description: � � � C l.�"�'1 o r -�0 r� �-�-5 �� r� I�.vi ew ��' C:L �-eco�� ,� ��r�, � � � �-�-� v�� --}-� a �, �,�; s -�-,��, � �v� �e x . DSR deposit/handling fee paid by: IS�a� l�� a c-,; i► ��, � �wl,� �•� c-�+ �� Key: Abbreviation Term CUP Conditional Use Permit DHE Declining Height Envelo� DSR Design Review E Existing N New SFD Sin le Family Dwelling SP Special Permit March 28, 2017 To: The Planning Commission City of Burlingame 501 Primrose Road, Burlingame, CA 94301 Regarding: Conditional Use Permit Application for (E) Outdoor Patio w/ Trellis and (E) Storage Shed at 823 Edgehill Drive, Burlingame, CA 94010 Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. a. The existing trellis at existing outdoor patio is located in the rear yard of the property. The trellis is ± 128'-0" from the front property line and ±8'-9" from the neighbor's home. The trellis supports are being modified so as to not interFere with back-up areas for the parking. The trellis is also screened from the neighbor by large Italian Cypress trees. It will not be detrimental to the public health, safety, welfare or convenience of the neighborhood. The trellis shelters an outdoor kitchen and barbecue area adding to the useable outdoor recreation area for the tenants. Outdoor recreation areas for the tenants are compatible with the permitted residential use. 2. How will the proposed use be located and conducted in accordance with the Burlingame general Plan and Zoning ordinance? a. The trellis will be used as an outdoor patio / barbecue area by the Owner which is permitted. It complies with the required side yard setback of 5'-0" from the property line. The trellis is located on an extra deep lot (184 feet on the shortest side). We prefer to have the trellis and BBQ area closer to the apartments for their enjoyment rather further to the rear of the lot. 3. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? a. The trellis is framed in wood and is consistent with the aesthetics of the Arts and Crafts neighborhood. The trellis is a very open structure. Therefore, the apparent mass and bulk has been minimized. The overall height of the trellis is less than the maximum of 10'-0". �� John Matthews Architects 335 A Easf Fourth Avenue San Mateo, CA 94401 �,�i�;; 2 � �,�'! l tele 650-340-1107 fax 650-340-1677 CIT`� OF �l!RLlNGP.�� email jack@matthewsarchitecrs.com cQ�-P��vr��G u��. � CITY O �� , � i � � ``t` � �� , t..�.,, . � ,� o� _ : 4,.� Project Address Description: From: Project Comments - Planning Application 823 Edgehill Drive, zoned R-2, APN: 029-021-120 Request for Design Review for a second floor addition to an existing duplex. Rick Caro III Building Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: No comment The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1) Place the following information on the first page of the plans. Note: As of October 19, 2016 the construction hours have changed and they are as follows: "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 2) Provide two completed copies of the attached Mandatory Measures with the submittal of your plans for Building Code compliance plan check. In addition, replicate this completed document on the plans. Note: On the Checklist you must provide a reference that indicates the page of the plans on which each Measure can be found. 3) Anyone who is doing business in the City must have a current City of Burlingame business license. Note: Any revisions to the plans approved by the Building Division must be submitted to, and approved by, the Building Division prior to the implementation of any work not specifically shown on the plans. Significant delays can occur if changes made in the field, without City approval, necessitate further review by City departments or the Planning Commission. Inspections cannot be scheduled and will not be performed for work that is not shown on the Approved plans Reviewed By: Rick Caro I II Date: October 28, 2016 650 558-7270 � CITY O �� ; � _-��,� ;� .� o�`��_ a � �„�u.,, Project Address Description: From: Project Comments — Planning Application 823 Edgehill Drive, zoned R-2, APN: 029-021-120 Request for Design Review for a second floor addition to an existing duplex. Carolyn Critz Stormwater Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. Please complete, sign and return the Small Projects Checklist, which can be found at the link referenced http://flowstobay.orq/newdevelopment On October 21, 2016, Project Proponent returned Stormwater Small Project Checklist and project is exempt. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. Any construction project in the City, regardless of size, shall comply with the city's stormwater NPDES permit to prevent construction activity stormwater pollution. Project proponents shall ensure that all contractors implement appropriate and effective Best Management Practices (BMPs) during all phases of construction, including demolition. When submitting plans for a building permit, please include a list of construction BMPs as project notes, preferably, on a separate full size (2'x 3' or larger), plan sheet. A downloadable electronic file is available at: http://www.flowstobay. orq/Construction 2. Label all pervious and impervious surfaces and site design measures for stormwater. On October 21, 2016, Project Proponent submitted site plan. All pervious and impervious surfaces were noted on page 1/A-1.1. BMP sheet will be added during Building Permit submittal. Nothing further needed at this time. For further assistance regarding stormwater, please contact Carolyn Critz, Environmental Compliance Manager, at (650) 342 3727, ext. 118, or carolyn.critzCa�veolia.com Reviewed By: Carolyn Critz Date: November 2, 2016 (650) 342 3727, ext. 118 �� CITY O� �� .� ! � _`�;� ,� ' �,8:._�t;.; 0 �o L ��► a �9r•oanr Project Address Description: From: Project Comments - Planning Application 823 Edgehill Drive, zoned R-2, APN: 029-021-120 Request for Design Review for a second floor addition to an existing duplex. Carolyn Critz Stormwater Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. Please complete, sign and return the Small Projects Checklist, which can be found at the link referenced htt�://flowstobay.orq/newdevelopment The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. Any construction project in the City, regardless of size, shall comply with the city's stormwater NPDES permit to prevent construction activity stormwater pollution. Project proponents shall ensure that all contractors implement appropriate and effective Best Management Practices (BMPs) during all phases of construction, including demolition. When submitting plans for a building permit, please include a list of construction BMPs as project notes, preferably, on a separate full size (2'x 3' or larger), plan sheet. A downloadable electronic file is available at: http://www.flowstobay. org/Construction 2. Label all pervious and impervious surfaces and site design measures for stormwater. For further assistance regarding stormwater, please contact Carolyn Critz, Environmental Compliance Manager, at (650) 342 3727, ext. 118, or carolvn.critz(civeolia.com Reviewed By: Carolyn Critz Date: July 6, 2016 (650) 342 3727, ext. 118 � CITY �� { � �`� � � � �:✓: , � .� � oe co �i „ 9i�ovn r Project Address Description: From: Project Comments — Planning Application 823 Edgehill Drive, zoned R-2, APN: 029-021-120 Request for Design Review for a second floor addition to an existing duplex. Martin Quan Public Works Engineering Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. No comments at this time. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior to the issuance of Building Permit. 2. The sanitary sewer lateral (building sewer) shall be tested per ordinance code chapter 15.12. Testing information is available at the Building department counter. A Sewer Lateral Test encroachment permit is required. 3. Insert the `Best Management Practices', updated June 2014, construction sheet into the plans set. A copy can be found at http://www.flowstobay.org/sites/default/files/Countvwide%20Proqram%20BMP%20PIan%20Sheet- June%202014%20Update.pdf#overlav-context=brochures or http://www.flowstobay.orq/brochures then click "construction bmp plan sheet" 4. Based on the scope of work, this is a"Type II" project 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). Reviewed By: Martin Quan Date: 7/12/16 650-558-7245 � CITY 0 �� ,i � _�.�; � �c ��• 2 1, i �: �,��;. �9noFni Project Address Description: From: Project Comments - Planning Application 823 Edgehill Drive, zoned R-2, APN: 029-021-120 Request for Design Review for a second floor addition to an existing duplex. Christine Reed Fire Dept. Please address the following comments at this time; provide a written response and revised plans with your resubmittal: The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. Provide a residential fire sprinkler system throughout the building: a. Provide a minimum 1-inch water meter. b. Provide a backflow prevention device/double check valve assembly — A schematic of water lateral line after meter shall be shown on Building permit plans prior to approval indicating location of the device after the split between domestic and fire protection lines. c. Drawings submitted to Building Department for review and approval shall clearly indicate fire sprinklers shall be installed under a separate deferred fire permit, approved by the Fire Department prior to installation. 2. Provide building addressing for each unit, visible from the street front. Reviewed By: Christine Reed Date: 7-18-16 650-558-7600 � CITY �� :� � -_��;; � � i `��a:,_,::�,! •ry p� � o�� 4�. Project Address: Description: From Project Comments - Planning Application 823 Edgehill Drive, zoned R-2, APN: 029-021-120 Request for Design Review for a second floor addition to an existing duplex. Bob Disco Park Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. Two new 24" Chinese Pistache added to City planter strip; two new trees added to landscape 2. No further comments. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. Reviewed By: BD 11/16/16 650.558.7333 � CITY O �� i � ,,..�.�\ � , 9� � . ' 'a i,i;r_�.:: o-.�. s •�c�� 9 '>r•onni Project Address Description: From: Project Comments - Planning Application 823 Edgehill Drive, zoned R-2, APN: 029-021-120 Request for Design Review for a second floor addition to an existing duplex. Bob Disco Park Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. Include two (2) new trees in City Right of Way on landscape plan. (contact Parks Div. 558.7330 for list of approved trees) 2. At least two new or existing landscape tree required on property for final. Please specify species of existing trees in backyard. 3. Please indicate on plans if landscape will remain or be rehabilitated. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. No existing tree over 48 inches in circumference at 54 inches form base of tree may be removed without a Protected Tree Removal Permit from the Parks Division. (558-7330) Reviewed By: BD 7/20/16 650.558.7333 � CITY �� ►��;.� I.i L_r,>:. r �` : P .ryCo -"a Qro Project Address:• Description: From: Project Comments - Planning Application 823 Edgehill Drive, zoned R-2, APN: 029-021-120 Request for Design Review for a second floor addition to an existing duplex. Rick Caro III Building Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1) On the plans specify that this project will comply with the 2013 California Building Code, 2013 California Residential Code (where applicable), 2013 California Mechanical Code, 2013 California Electrical Code, and 2013 California Plumbing Code, including all amendments as adopted in Ordinance 1889. Note: If the Planning Commission has not approved the project prior to 5:00 p.m. on December 31, 2016 then this project must comply with the 2016 California Building Codes. 2) Specify on the plans that this project will comply with the 2013 California Energy Efficiency Standards. Go to http://www.energv.ca.gov/title24/2013standards/ for publications and details. 3) Place the following information on the first page of the plans: "Construction Hours" Weekdays: 7:00 a.m. — 7:00 p.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Holidays: 10:00 a.m. — 6:00 p.m. (See City of Burlingame Municipal Code, Section 13.04.100 for details.) Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 a.m. and 5:00 p.m. Note: Construction hours for work in the public right of way must now be included on the plans. 4) On the first page of the plans specify the following: "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." The building owner, project designer, and/or contractor must submit a Revision to the City for any work not graphically illustrated on the Job Copy of the plans prior to performing the work. 5) Provide a complete demolition plan that includes a legend and indicates existing walls and features to remain, existing walls and features to be demolished and new walls and features. NOTE: A condition of this project approval is that the Demolition Permit will not be issued and, and no work can begin (including the removal of a� building components), until a Building Permit has been issued for the project. The property owner is responsible for assuring that no work is authorized or performed. 6) When you submit your plans to the Building Division for plan review provide a completed Supplemental Demolition Permit Application. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 7) On the plans specify that the roof eaves will not project within two feet of the property line. 8) Provide details on the plans which show that all roof projections which project beyond the point where fire-resistive construction would be required will be constructed of one-hour fire- resistance-rated construction per 2013 CBC §705.2. 9) This project will be considered a New Building because, according to the City of Burlingame Municipal code, "when additions, alterations or repairs within any twelve-month period exceed fifty percent of the current replacement value of an existing building or structure, as determined by the building official, such building or structure shall be made in its entirety to conform with the requirements for new buildings or structures." This building must comply with the 2013 California Building Code for new structures. BMC 18.07.020 10) Due to the extensive nature of this construction project the Certificate of Occupancy will be rescinded once construction begins. A new Certificate of Occupancy will be issued after the project has been fnal. No occupancy of the building is to occur until a new Certificate of Occupancy has been issued. 11) Indicate on the floor plans that exterior bearing walls less than five feet from the property line will be built of one-hour fire-rated construction. (2013 CBC, Table 602 & 2013 CRC 302.1(1). 12) On the plans show that all openings in exterior walls, both protected and unprotected, will comply with 2013 CRC, Table 302.1(1). Provide a table or chart that specifies 1) the openings allowed and; 2) the size and percentage of the openings proposed. 13) Show on the plan where the entrance is to the (N) proposed master bedroom on the second floor 14) RESIDENTIAL: Rooms that could be used for sleeping purposes must have at least one window or door that complies with the egress requirements. 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. 2013 California Residential Code (CRC) §R310. Note: The area labeled "Office" is a room that can be used for sleeping purposes and, as such, must comply with this requirement. 15) Indicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. 16) Provide lighting at all exterior landings. 17) Specify on the plans whether the fireplace is a gas or solid wood-burning device. If the fireplace is a solid wood-burning device clearly state on the plans that the fireplace will meet all requirements as a U.S.EPA Phase II certified wood-burning device. 18) If the fireplace is a solid wood-burning device then specify on the plans that the fireplace chimney will terminate at least two feet higher than any portion of the building within ten feet or will be retrofit with a fireplace insert (not a log lighter.) 2013 CRC § 1003.9. 19)18.10.100 Appendix C, Figure C amended—Exit terminals of inechanical draft and direct-vent venting systems. The Figure in Appendix C of the 2013 California Residential Code is amended by adding the following note: Note: Where the properiy line is less than ten (10) feet from the exit terminal of any newly installed or replacement high efficiency mechanical equipment the pipe size of the final ten (10) feet of any terminal must be increased to three inches (3 ") or, as an alternative, manufacturer-approved baffles must be installed. (Ord. 1856 § 7, (2010); Ord. 1889 § 8, (2013)) The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 20) Provide two completed copies of the attached Mandatory Measures with the submittal of your plans for Building Code compliance plan check. In addition, replicate this completed document on the plans. Note: On the Checklist you must provide a reference that indicates the page of the plans on which each Measure can be found. 21) Anyone who is doing business in the City must have a current City of Burlingame business license. Note: Any revisions to the plans approved by the Building Division must be submitted to, and approved by, the Building Division prior to the implementation of any work not specifically shown on the plans. Significant delays can occur if changes made in the field, without City approval, necessitate further review by City departments or the Planning Commission. Inspections cannot be scheduled and will not be performed for work that is not shown on the Approved plans Reviewed By: Rick Caro III Date: July 7, 2016 650 558-7270 RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW, AND CONDITIONAL USE PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Desiqn Review and Conditional Use Permit for a second story addition and a detached accessory structure at 823 Edqehill Drive. Zoned R-2, Isaac Lee, property owner APN: 029-021-120; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on April 10, 2017, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition per CEQA Section 15303 (a) of the CEQA Guidelines, which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review, is hereby approved. 2. Said Design Review and Conditional Use Permit are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review and Conditional Use Permit are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairman I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 10th dav of April, 2017 by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, and Conditional Use Permit 823 Edgehill Drive Effective April 20, 2017 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped March 29, 2017, sheets A-1.1 through A-7.1; and that all new windows shall be aluminum clad wood windows with simulated true divided lites; 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 staf�; 3. that any changes to the size which would include adding permit; or envelope of the basement, first or second floors, or garage, or enlarging a dormer(s), shall require an amendment to this 4. that the accessory structure shall never be enclosed or used for living purposes as a second dwelling unit without amendment to the Conditional Use Permit; 5. that the conditions of the Building Division's July 7 and October 28, 2016 memos, the Parks Division's July 20 and November 16, 2016 memos, the Engineering Division's July 12, 2016 memo, the Fire Division's July 18, 2016 memo and the Stormwater Division's July 6 and November 2, 2016 memos shall be met; 6. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 7. 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; 8. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the 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; 9. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 10. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, and Conditional Use Permit 823 Edgehill Drive Effective April 20, 2017 Page 2 11. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2013 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: 12. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 13. prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 14. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 15. 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. �CITY OF BURLINGAME COMMUNITY DEVELOPMENT DEPARTMENT " aURLiNGAME` 501 PRIMRUSE ROAD �BURUNGAME, CA 94010 PH: (650).558-7250 � FAX: (650) 696-3790 ' � • • www.burlingame.org Site: 823 EDGEHILL DRIVE "' PUBLIC HEARING The City of Buriingame Planning Commissian announces the NOTICE following public hearing on MONDAY, APRIL 10, 2017 at 7:00 P.M. in the City Hall Council; Chambers, 501 Primrose Road, Burlingame, CA: Application for Design Review for a second story addition to a multi-family dwelling and a Conditional Use Permit for an accessory structure at 833 EDGEHILL DRIVE zoned R-2. APN 029-021-120 Mailed: March 31, 2017 (Please refer to ofher side) City of Burlingame A copy of the application and plans for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. If you challenge the subject application(s) in court, you may be limited to raisin'g only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior'to the public hearing. Property owners who receive this notice are responsible for informing-their tenants about this notice. For additional information, please call (650)'558-7250. Thank you. William Meeker Community Development Director PUBLIC HEARING NOTICE (Please refer to ofher side) 823 Edgehill Drive, R-2 Item No. 9a Design Review Study PROJECT LOCATION 823 Edgehill Drive City of Burlingame Design Review and Conditional Use Permit Address: 823 Edgehill Road Item No. 9a Design Review Study Meeting Date: March 13, 2017 Request: Design Review for a second story addition and Conditional Use Permit for an accessory structure. Architect: Elizabeth Matthews, John Matthews Architects Applicant and Property Owner: Isaac Lee General Plan: Low Density Residential APN: R-2 Lot Area: 8,460 SF Zoning: R-2 Project History: The current application proposes a second story addition at the rear of the existing two-story duplex and was submitted as the result of recent code enforcement action; in 2015 the owner took out a permit to re-roof the attached garage at the rear of the dwelling. The Building Division received a complaint about the scope of work being exceeded and found that the roof over the garage had been reframed to create a second floor. The original residence was a single-family dwelling and the County records still show a single family dwelling on the site. However, a site inspection revealed that there are two dwelling units in a single building existing on this R-2 site. The City's record of permits for the property over the last 30 years is incomplete and in some cases, contradictory with respect to the number of units and the habitable area. After inspection of the site, it was determined that the most recent non-permitted construction on the site must receive necessary permits, or be removed. In July 2016 the owner submitted an application to the Planning Division for Design Review for a second story addition and for a Conditional Use Permit for an accessory structure. Project Description: The subject property is an interior lot. There is an approximately 4-foot difference in grade from the front of the lot to the rear; this change in grade occurs primarily at the rear of the property, just behind the main duplex dwelling. The applicant proposes a second story addition at the rear of the existing two story duplex, over the attached garage. The total proposed lot coverage is 3,075 SF (0.36 SF), where 3,384 SF (0.40 SF) is the maximum allowed. There is no FAR maximum for duplexes on lots zoned R-2. The existing site is non-conforming in the number of parking spaces and in back-up area for the spaces. The lower unit has 2 bedrooms and the upper unit has 3 bedrooms, for which the code requires 5 parking spaces and where 4 parking spaces are provided in the attached garage. The previously approved back-up distance for these spaces is non-conforming at 20'-8" where 24 feet is required. The existing parking spaces can be exited in 3-5 maneuvers depending on where they are located in the garage (the space closest to the rear of the property requires 5 maneuvers to exit). The proposed second story addition increases the total number of bedrooms on site from 5 to 6 bedrooms, however the overall parking requirement is not being increased because the code regulations do not require additional parking for units with more than 3 bedrooms (the upper unit bedroom count is proposed to increase from 3 to 4 bedrooms). With the addition the applicant proposes to re-configure the existing covered parking in order to provide 5 covered parking spaces so that the site will meet the total number of required parking spaces. The exteriorwalls of the existing garage space will not be altered with this construction, except for a new pattern of garage doors. Because a new parking space is being created, the back-up distance forthis space is required to be comparable to the existing back-up space (the previous space was exited in 5 maneuvers). The applicant is proposing to move the existing left front support post and half wall under the detached trellis in order to restore the existing back-up space from this parking stall that is at the rear of the garage. The existing and the proposed windows are vinyl. The new or replacement windows include: 2 at the front Design Review and Conditional Use Permit 823 Edgehill Drive elevation, 2 at the rear elevation, 5 at the rear left elevation on the second floor, and 4 at the right side elevation (1 first floor and 3 on the second floor). The applicant is requesting a Conditional Use Permit for the existing 350 SF accessory structure at the rear, left side of the property. This structure is in place, however there was no permit application made prior to its construction. The outdoor patio/kitchen area is covered by a trellis and requires a Conditional Use Permit for the following reasons: 1. C.S. 25.60.010 (a): Two (2) or more accessory structures, each having over one hundred (100) square feet gross floor area, will exist on a single lot, where there are 4 accessory structures on the lot, 3 existing (2 under 100 SF and not considered to be structures or counted in lot coverage, 1 105 SF storage shed at the rear, right side of the lot, and the new detached 350 SF trellis at the rear, left side of the lot); and 2. C.S. 25.60.010 (g): The plate line of the accessory structure will be more than nine (9) feet above grade at the closest point between the plate line and adjacent grade (where 9'-3" is the plate height at the front of the structure). The applicant is requesting the following applications: Design Review for a second story addition (C.S. 25.57.010 (a) (2)); and Conditional Use Permit for an accessory structure (C.S. 25.60.010 (a) and (g)). 823 Edgehill Drive Lot Area: 8,460 SF _ Plans_ date stam ed: March 2, 2017 ,........ , _. ; __........ ............... , SETBACKS Existing Proposed Allowed/Required :.........................................._.........._..........._ ...._......................._; ........................... ........... ............................ ... .......................................................................................... :....................... .............. ..... ........................._ ........ _............_ .......... ...... Front (1st flr): ; 17'-10" to entry stairs at 30 inches No change 15'-0" or block average : (2nd flr): ; 19'-9" No change 15'-0" _.._..._......_ .....................�..................- ----...._............._..._............._.........�_............... _ .................................__ _......: Side (left): ; 11'-2" (driveway is 9'-3" at narrowest No change 4'-0" ri ht point' ( 'g ): : No change 4'-0" 2'-10" at front corner 2 3'-0" at rear corner 2 ;. ... _ ............... ......... ... .. .:. ................................................. ................. ................................_ ................. _ ....... ............ .. ....................... .... .... .: _ ............_ ...................... .. . ...................... .. ....... _ ................. _ Rear (1st flr): ; 56'-10" No change 15'-0" (2nd flr): ; 77'-10" 56'-10" 15'-0" Existing Parking Proposed Parking Allowed/Required 4 covered spaces, 0 uncovered 5 covered spaces, 0 uncovered 5 parking spaces total, (4 must be covered) 2 in left bay (20' x 20') 2 in left bay (19'-6" x 20') 3 1 in middle bay (10' x 19'-6") ; 2 in middle bay (18'-6" x 19'-6") 3 10' x 20' for a covered parking space 1 in right bay (10' x 19'-10") 1 in right bay (10' x 19'-10") Existing, non-conforming driveway width (9'-6" required where 9'-3" exists). Existing, non-conforming right side setback to the first floor). In order to provide the required number of parking spaces, the existing interior garage space and doors were allowed to be reconfigured to provide on additional parking space, though it resulted in the finro left spaces each being 3 inches -2- Design Review and Conditional Use Permit 823 Edgehill Drive less in width and the two middle spaces each being 9 inches less in width. The existing length for the parking spaces remains the same. Staff Comments: See attached memos from the Chief Building Official, Fire Division, Engineering Division, Parks Division, and Stormwater Division. 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: 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. 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. Erika Lewit Senior Planner c. Isaac Lee, applicant Attachments: Application to the Planning Commission Conditional Use Permit Form Staff Comments Milgard vinyl window detail sheets (4 sheets) Notice of Public Hearing — Mailed March 3, 2017 Aerial Photo -3- �� OURLINGAME � COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org i�1�P��.s�"1�� T�G rL�lY��l�l� �s�11/1�1��7�0� Type Qf application: � Design Review ❑ Conditional Use Permit PROJECT ADDRESS: APPLI� Name: Addres; City/Sta Phone: E-mail: �ig ARCHITECT/DESIGNER Name: �f �-hGt e � �i�G� Address: � 4 QI �f�1 /��-� City/State/Zip: � � � ��/ � PROPERTY OWNER Name: �'�K �,2. Address: �2 3 �� ¢ � ►( � City/State/Zip: -� c-j � � i�- c.�.w e. ��' Phone: l9s �' r - - � �c� �' � E-mail: iSSi^� � G � �� `,�� a �� .. • � � �� . w� �hi e� RECEI�ED ��501 Phone: �F� 5 `Y�d f �� JUL -1 2016 �� E-mail: � � r-y, a. n �- CITY OF BURLINGAME Burlingame Business License #; g �CDD-P NNING DI•V. J d.S� F'o �� A �. Authorization to Reproduce Proiect Plans: �� I hereby grant the City of Burlingame the authority to reproduce u reques an or post plans`submitfediwith �is application on the City's website as part of the Planrling approval process and waive�ny claim against tF� Cit��,� � arising out of or related to such action. �_ (Initials of Architect/Designer) � f11f a. w�ir� ��,� 2vt � '-��v✓3� v ��•�� .� • � PROJECT DESCRIPTION: . vr AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant's signature: Date: �/3v/�` I am aware of the proposed applic�tion.and hereby authorize the above applicant to submit this application to the Planning Commission. `� i � r Pro ert owner's si nature: " f �s• P Y 9 � -�- Date: Date submitted: ��r �1 � ❑ Variance ❑ Parcel #: ❑ Special Permit ❑ Zoning / Other: Q[ S: � HANDOUTS�PC Application. doc � � March 02, 2017 To: The Planning Commission City of Burlingame 501 Primrose Road, Burlingame, CA 94301 Regarding: Conditiona/ Use Permit Applicafion for (E) Oufdoor Patio w/ Trellis and (E) Storage Shed at 823 Edgehill Drive, Burlingame, CA 94010 Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. a. The (E) Trellis at (E) outdoor patio is located in the rear yard of the property. The Trellis is +/- 128'-0" from the front property line. It will not be detrimental to the public health, safety, welfare or convenience of the neighborhood. The Trellis houses (E) outdoor kitchen and barbecue equipment. 2. How will the proposed use be located and conducted in accordance with the Burlingame general Plan and Zoning ordinance? a. The Trellis will be used as an outdoor patio / barbecue area by the Owner which is permitted. It is +/- 5'-0" from the property line and about +!- 8'-9" from the neighboring house on the left. In addition the trellis is screened from the neighbor by (E) Italian Cypress shrubs. b. The Trellis structure is not more than 10'-0" in height. 3. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? a. The Trellis is framed in wood and is consistent with the aesthetics of the neighborhood. It is less than +/- 10'-0" in height above adjacent grade and has a modest footprint. John Matthews Architecfs te/e 650-340-1107 335 A Easf Fourth Avenue fax 650-340-1677 San Mateo, CA 94401 email jack@matthewsarchitects.com � CITY O '`� ; .� l �l -`��e � tic � ��'��•�� a �sr.o�e. Project Address Description: From: Project Comments — Planning Application 823 Edgehill Drive, zoned R-2, APN: 029-021-120 Request for Design Review for a second floor addition to an existing duplex. Rick Caro III Building Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: No comment The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1) Place the following information on the first page of the plans. Note: As of October 19, 2016 the construction hours have changed and they are as follows: "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 2) Provide two completed copies of the attached Mandatory Measures with the submittal of your plans for Building Code compliance plan check. In addition, replicate this completed document on the plans. Note: On the Checklist you must provide a reference that indicates the page of the plans on which each Measure can be found. 3) Anyone who is doing business in the City must have a current City of Burlingame business license. Note: Any revisions to the plans approved by the Building Division must be submitted to, and approved by, the Building Division prior to the implementation of any work not specifically shown on the plans. Significant delays can occur if changes made in the field, without City approval, necessitate further review by City departments or the Planning Commission. Inspections cannot be scheduled and will not be performed for work that is not shown on the Approved plans Reviewed By: Rick Caro III Date: October 28, 2016 650 558-7270 � CITY 0 �r;�r � , �� .ti ;��_�a a 9p Project Address: Description: From Project Comments — Planning Application 823 Edgehill Drive, zoned R-2, APN: 029-021-120 Request for Design Review for a second floor addition to an existing duplex. Carolyn Critz Stormwater Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. Please complete, sign and return the Small Projects Checklist, which can be found at the link referenced http://flowstobay.org/newdevelopment On October 21, 2016, Project Proponent returned Stormwater Small Project Checklist and project is exempt. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. Any construction project in the City, regardless of size, shall comply with the city's stormwater NPDES permit to prevent construction activity stormwater pollution. Project proponents shall ensure that all contractors implement appropriate and effective Best Management Practices (BMPs) during all phases of construction, including demolition. When submitting plans for a building permit, please include a list of construction BMPs as project notes, preferably, on a separate full size (2'x 3' or larger), plan sheet. A downloadable electronic file is available at: http://www.flowstobay. orq/Constru ction 2. Label all pervious and impervious surfaces and site design measures for stormwater. On October 21, 2016, Project Proponent submitted site plan. All pervious and impervious surfaces were noted on page 1/A-1.1. BMP sheet will be added during Building Permit submittal. Nothing further needed at this time. For further assistance regarding stormwater, please contact Carolyn Critz, Environmental Compliance Manager, at (650) 342 3727, ext. 118, or carolyn.critz(c�veolia.com Reviewed By: Carolyn Critz Date: November 2, 2016 (650) 342 3727, ext. 118 �, ciTv a �`s' ; .�i 1 �1 '� ��e �,�;�,,, ., . � ° ,1co - a 9vownr Project Address Description: From: Project Comments - Planning Application 823 Edgehill Drive, zoned R-2, APN: 029-021-120 Request for Design Review for a second floor addition to an existing duplex. Carolyn Critz Stormwater Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. Please complete, sign and return the Small Projects Checklist, which can be found at the link referenced http://flowstobay.orq/newdevelopment The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. Any construction project in the City, regardless of size, shall comply with the city's stormwater NPDES permit to prevent construction activity stormwater pollution. Project proponents shall ensure that all contractors implement appropriate and effective Best Management Practices (BMPs) during all phases of construction, including demolition. When submitting plans for a building permit, please include a list of construction BMPs as project notes, preferably, on a separate full size (2'x 3' or larger), plan sheet. A downloadable electronic file is available at: http://www.flowstobay.orq/Construction 2. Label all pervious and impervious surfaces and site design measures for stormwater. For further assistance regarding stormwater, please contact Carolyn Critz, Environmental Compliance Manager, at (650) 342 3727, ext. 118, or carolvn.critz(a�veolia.com Reviewed By: Carolyn Critz Date: July 6, 2016 (650) 342 3727, ext. 118 � CITY �� -``'�. � �tic L ��•ao i �9voanr Project Address Description: From: Project Comments - Planning Application 823 Edgehill Drive, zoned R-2, APN: 029-021-120 Request for Design Review for a second floor addition to an existing duplex. Martin Quan Public Works Engineering Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. No comments at this time. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior to the issuance of Building Permit. 2. The sanitary sewer lateral (building sewer) shall be tested per ordinance code chapter 15.12. Testing information is available at the Building department counter. A Sewer Lateral Test encroachment permit is required. 3. Insert the `Best Management Practices', updated June 2014, construction sheet into the plans set. A copy can be found at http://www.flowstobay.orq/sites/default/files/Countvwide%20Proqram%20BMP%20PIan%20Sheet- June%202014%20Update.pdf#overlav-context=brochures or http://www.flowstobay.orq/brochures then click "construction bmp plan sheet" 4. Based on the scope of work, this is a"Type II" project 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). Reviewed By: Martin Quan Date: 7/12/16 650-558-7245 � ciTv � ��' � � � � �`� , �� 1c `1 �.�,.=, ., o ' - a a ,4rownr Project Address: Description: From: Project Comments — Planning Application 823 Edgehill Drive, zoned R-2, APN: 029-021-120 Request for Design Review for a second floor addition to an existing duplex. Christine Reed Fire Dept. Please address the following comments at this time; provide a written response and revised plans with your resubmittal: The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. Provide a residential fire sprinkler system throughout the building: a. Provide a minimum 1-inch water meter. b. Provide a backflow prevention device/double check valve assembly — A schematic of water lateral line after meter shall be shown on Buildinq permit plans prior to approval indicating location of the device after the split between domestic and fire protection lines. c. Drawings submitted to Building Department for review and approval shall clearly indicate fire sprinklers shall be installed under a separate deferred fire permit, approved by the Fire Department prior to installation. 2. Provide building addressing for each unit, visible from the street front. Reviewed By: Christine Reed Date: 7-18-16 650-558-7600 �� C 1 T Y O� �� : :� � � _.�;, �� i1(\ �,��- P �9rowar Project Address Description: From Project Comments - Planning Application 823 Edgehill Drive, zoned R-2, APN: 029-021-120 Request for Design Review for a second floor addition to an existing duplex. Bob Disco Park Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. Two new 24" Chinese Pistache added to City planter strip; two new trees added to landscape 2. No further comments. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. Reviewed By: BD 11/16/16 650.558.7333 �� C 1 T Y O� �� ' � , �� =.�;E , ,;��,.,. �� o� _ 9 Q�o�4r Project Address Description: From: Project Comments - Planning Application 823 Edgehill Drive, zoned R-2, APN: 029-021-120 Request for Design Review for a second floor addition to an existing duplex. Bob Disco Park Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. Include two (2) new trees in City Right of Way on landscape plan. (contact Parks Div. 558.7330 for list of approved trees) 2. At least two new or existing landscape tree required on property for final. Please specify species of existing trees in backyard. 3. Please indicate on plans if landscape will remain or be rehabilitated. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. No existing tree over 48 inches in circumference at 54 inches form base of tree may be removed without a Protected Tree Removal Permit from the Parks Division. (558-7330) Reviewed By: BD 7/20/16 650.558.7333 � ciTv � �s�;�i �� `.�� 1` i,��,_Y;:,:. � 0 ,tico - 9vowai Project Address:� Description: From Project Comments - Planning Application 823 Edgehill Drive, zoned R-2, APN: 029-021-120 Request for Design Review for a second floor addition to an existing duplex. Rick Caro III Building Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1) On the plans specify that this project will comply with the 2013 California Building Code, 2013 California Residential Code (where applicable), 2013 California Mechanical Code, 2013 California Electrical Code, and 2013 California Plumbing Code, including all amendments as adopted in Ordinance 1889. Note: If the Planning Commission has not approved the project prior to 5:00 p.m. on December 31, 2016 then this project must comply with the 2016 California Building Codes. 2) Specify on the plans that this project will comply with the 2013 California Energy Efficiency Standards. Go to http://www.energy.ca.�ov/title24/2013standards/ for publications and details. 3) Place the following information on the first page of the plans: "Construction Hours" Weekdays: 7:00 a.m. — 7:00 p.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Holidays: 10:00 a.m. — 6:00 p.m. (See City of Burlingame Municipal Code, Section 13.04.100 for details.) Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 a.m. and 5:00 p.m. Note: Construction hours for work in the public right of �vay must now be included on the plans. 4) On the first page of the plans specify the following: "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." The building owner, project designer, and/or contractor must submit a Revision to the City for any work not graphically illustrated on the Job Copy of the plans prior to performing the work. 5) Provide a complete demolition plan that includes a legend and indicates existing walls and features to remain, existing walls and features to be demolished and new walls and features. NOTE: A condition of this project approval is that the Demolition Permit will not be issued and, and no work can begin (including the removal of a� building components), until a Building Permit has been issued for the project. The property owner is responsible for assuring that no work is authorized or performed. 6) When you submit your plans to the Building Division for plan review provide a completed Supplemental Demolition Permit Application. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 7) On the plans specify that the roof eaves will not project within two feet of the property line. 8) Provide details on the plans which show that all roof projections which project beyond the point where fire-resistive construction would be required will be constructed of one-hour fire- resistance-rated construction per 2013 CBC §705.2. 9) This project will be considered a New Building because, according to the City of Burlingame Municipal code, "when additions, alterations or repairs within any twelve-month period exceed fifty percent of the current replacement value of an existing building or structure, as determined by the building official, such building or structure shall be made in its entirety to conform with the requirements for new buildings or structures." This building must comply with the 2013 California Building Code for new structures. BMC 18.07.020 10) Due to the extensive nature of this construction project the Certificate of Occupancy will be rescinded once construction begins. A new Certifcate of Occupancy will be issued after the project has been final. No occupancy of the building is to occur until a new Certificate of Occupancy has been issued. 11) Indicate on the floor plans that exterior bearing walls less than five feet from the property line will be built of one-hour fire-rated construction. (2013 CBC, Table 602 & 2013 CRC 302.1(1). 12) On the plans show that all openings in exterior walls, both protected and unprotected, will comply with 2013 CRC, Table 3 02.1(1). Provide a table or chart that specifies 1) the openings allowed and; 2) the size and percentage of the openings proposed. 13) Show on the plan where the entrance is to the (N) proposed master bedroom on the second floor 14) RESIDENTIAL: Rooms that could be used for sleeping purposes must have at least one window or door that complies with the egress requirements. 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 clr�cwin�s specify the location and the net clear opening Iteight and widtl: of all reqacired egress windows. 2013 California Residential Code (CRC) §R310. Note: The area labeled "Office" is a room that can be used for sleeping purposes and, as such, must comply with this requirement. 15) Indicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. 16) Provide lighting at all exterior landings. 17) Specify on the plans whether the fireplace is a gas or solid wood-burning device. If the fireplace is a solid wood-burning device clearly state on the plans that the fireplace will meet all requirements as a U.S.EPA Phase II certified wood-burning device. 18) If the fireplace is a solid wood-burning device then specify on the plans that the fireplace chimney will terminate at least two feet higher than any portion of the building within ten feet or will be retrofit with a fireplace insert (not a log lighter.) 2013 CRC § 1003.9. 19)18.10.100 Appendix C, Figure C amended—Exit terminals of inechanical draft and direct-vent venting systems. The Figure in Appendix C of the 2013 California Residential Code is amended by adding the following note: Note: Where the property line is less than ten (10) feet from the exit terminal of any newly installed or replacement high efficiency mechanical equipment the pipe size of the final ten (10) feet of any terminal must be increased to three inches (3") or, as an alternative, manufacturer-approved baffles must be installed. (Ord. 1856 § 7, (2010); Ord. 1889 § 8, (2013)) The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 20) Provide two completed copies of the attached Mandato�y Measi��es with the submittal of your plans for Building Code compliance plan check. In addition, replicate this completed document on the plans. Note: On the Checklist you must provide a reference that indicates the page of the plans on which each Measure can be found. 21) Anyone who is doing business in the City must have a current City of Burlingame business license. Note: Any revisions to the plans approved by the Building Division must be submitted to, and approved by, the Building Division prioY to the implementation of any work not specifically shown on the plans. Significant delays can occur if changes made in the field, without City approval, necessitate further review by City departments or the Planning Commission. Inspections cannot be scheduled and will not be performed for work that is not shown on the Approved plans Reviewed By: Rick Caro III Date: July 7, 2016 650 558-7270 _ js �� _ � _, r= — �- f— �� , r ,i � _i '�us�an�° S�ries �Tinyl Windo�?vs & Doors -ei s�:i �� `� ��•� .,� � �s`�� _-�- � ,�;—� � ��F F�� '''`i � ° :'` ,+�.�„��'�`'1'�a =i ��;�� ; �, , �,� � � �i �:. � � � R �' - •-r., _ ..2� i �**r� �ss—�+�-�ew��.yt - ':: i k ��'^wi ��- - - .� -� � __ ___---= - _ .¢� ; Yw4 � y c bi� - � � �y , } ,ti f �xE.. . . 3 Y� � - . .. � - ��. — '_ � r _ - _ a'ur - �1T� �:;,. � - �& _ �:: � i I f - �� ;3. Y �. _"^�� _ � �" * -'�,� �,��`�` . _ s - . ,y E.. . yv 4 � ` 1. .� -§,-�_.,��[y�h��-'¢`�.,�`�S �. _ � � � ...� u-�`� ;�- , �`-'�-�'.'�� "��` ' � �r�a 1 .800.MILGARD • milgard.com .�, �I � �� = ` ��a Tuscany`� Series vinyl windows and doors offer you endless possibilities no matter the style—or size—of your home project. With equal sight lines and a frame shape that creates shadow lines, Tuscany Series vinyl windows are very much in the architectural styling of wood windows. But because they are made from our own durable premium vinyl, Tuscany Series windows have superior performance and energy efficiency. Tuscany Series windows and doors give you choices: • A broad range of operating styles • Custom sizes for any specification • Unique shapes and limitless combinations `�'� "�; � _f F ) t..5�� ._�.'�� ?j��z i ' ' r _ 5 Y � � �ti �q. ,.. .1�. .. , ..:i . . ... ... _ .. . _ .. i. . • Innovative features such as the SmartTouch� lock • Multiple design options for grids, glass and colors ==--��:�.,� •-,.._,..ea__ . - _ ;t 3 �"j €s. . -� � � • • ... +a„�i "'K� 1��. _ , . .__ , 'rti. s' � ��¥; -, Y �zi s`'�`. �Y y t . �.Y .. �roi i �,� � � i x� a > � . � 1 '� � Z : � � L' �Y � c � �i (: �s� .. . � g ? � � ".-�� -. . , . � i � '_ t ' �' � �r�.�: �:. �'� C'i• 1"r.'N� �� •^ � � �, -� .. J � / � �� . Y . t. . � r � � - �"_ r � "�� a � t�' S 1IE� - , ` �� - �;�� .� g� �� ,�`��` � � � ,�-,'�`' e° b ' � � ; - : �_ ��.:1 � • . . - _... .�. �� .. -_ .� . � .... . .�. .�i �.; ' _ 1 _ I I - . . � _ ' r � ' :, � - . ,.. ... . .,. � i - . a . . � r - r: f .T. . - i { - .`� � t _:! x _ r a - . � � f ,i _ �� -. � � si � 1 ) " 3 _ _ � _ � = j . 3 � �. ..i } _ �..- _ � " _, _ w � . ...._ �9y,- - . a �.�, ' . =t � .�,'..�.�..rN�� .. . _ "_ "__ ' '_' _'_ _" ,_— � ___ _.-_�_.__ _ .-'" �.��.d� �__��.�3�3.... _i�_� �°� �L.� i ��.�; ; -r�-- k Milgard Tuscany� Series vinyl windows and doors are designed and assembled in the U.S.A. and we build them to last. With the dedication ��. � ��- �� `�� ; � - � �� _ :,,z _ --- �-�„-,,. _ }�__ to quality that we put into building the best windows in the business, it wouldn't make sense to back them with anything but the best warranty in the business. That's why we back every properly installed window and door for as long as the homeowner owns their home—including parts and labor. Tuscany Series windows and doors also come standard with Glass Breakage Coverage. It's why you can be sure you won't find any windows better than Milgard. For complete warranty details, visit milgard.com. �: 1 :� -.. . •_�'' 1 _ < � .. u'� jNS :�- = �-�._: � . ��, ;�� — � �d i i ��;�� .., �..�« � � :, —_ ; � I, I I ;' �i 'I i � I �: �' `_ r ;. � � {; j �� ' � I,I I, ' - �. _ .� �. �! � �'`�: � i� t E _. �..r.: r_ + j.". �z" �� C u � �� e� t ..... . : :� � �. ,,t� ' . : F .�.-. :_. f� � "%� � � .r�.. ,. u r u � " - . .. `:� t - . . � �e� �� - r+'T � t y� ��+'� � _ �;�.�'t f " -r - ,-. :. , ..; . �, . , s -,. � . . . , .. � -. _.- ` ' ..,,:. ...�. . .: . � . .✓. T.' ��W �-' f,': '..4 . � �'i��` �Ir . . 4[ / �� ifa I �� . �l y ! . , �� t � ��. � : . _....y� �� . . '- .. �.. .. . 1"u �� s� �M �� ry � �Y . . k" i $ . "x" ^``-' � � � �;�- � , � .� . a� ' � _ $ . . . . .."'�� .y�`-_ ,yy ' _,� �t � t ..-.> - -�.-. , .��c..�..._.__ �rs_ �-- --� . . . -`... ��,:.w+s�ti. v�:i9t! �_-- A=-a'BrT�l��-�� . .. .. , , i� ; �� _I i „� {) i ` � ' �-�w�.:;.:: �. _. � . r - . � �� _ _ ��` . _ . $ �; � ;. ..:..... ._._. . ..'�' . � �.. '�S„_ �� . ' � : �� r �' , �� + $. . � �. I 1 ' � S i � �v-'�"�...-��.__ ..��a.. . _ _ A ..e . ,.-,. . --•�._ '..' ..'�. , _s� . _ , —_ ; .�: _ ��, �� ----_--.-- _ _ 4 �--- -- `�---_-�------__ _ � , _ � i I!: � �• �: � y'� " ` � ,. . ! 3; � , �� 3 � '�`w r � .r �.. �`� ,��,`'�� _�e�,'d"�� e l ! .3 _ 3 . � _ , .._ . • Worry-free vinyl construction that won't corrode and does not need to be painted • The look of traditional wood windows with even sight lines • Custom sizes built to your exact specifications with no extra lead time • Award-winning innovation with SmartTouch° window and door locks • Folding, nesting operator handles on awning and casement styles • Vent stops for added peace of mind when children and pets are present on single hung, double hung and horizontal slider windows • Pull rail screens that make removing and inserting easier + Endless combinations of windows, doors, transoms, and sidelites in any array you can imagine • Multiple frame types allow for use in both new construction and replacement applications ��- — , , ,_ :.. .- ,'` 1 �,. . ! .�----�"_ � : _ ; ,_„�._-_.�--:< , - .. ` ; _ .•�-_---�'^ " . : Block Nail Fin Z-bar (not sold separately) ��— --- _ - �,�_�,_,.�.� �.l-�-- — >. ` . y; - _ _ : _ � � :� . ��.-.� 3/4" Flat 1" Contour Brickmold Style 0 . CITY OF BURLINGAME COMMUNITY DEVELOPMENT DEPARTMENT 6URLINGAME 501 PRIMROSE R�AD �BURLINGAME, CA 94010 PH: (650) 558-7250 � FAX: (650) 696-3790 www.burlingame.org Site: 823 EDGEHILL DRIVE The City of Burlingame Planning tommission announ�es the following public hearing on MONDAY, MARCH 13, 2017 at 7:00 P.M, in the City Hall Council Chambers, SOl Primrose Road, Burlingame, CA: Applicatian for Design Review for a second story addition ta n multi-family dwelling and a Conditional Use Permit for an accessory structure at 823 EDGEHILL DRIVE zoned R-2. APN 029-021-120 Mailed: March 3, 2017 (Please refer to oiher side) PUBLIC HEARING NOTICE Citv of Burlingame A copy of the application and plans for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. ' - If you challenge the subject app(ication(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspandence delivered to the city at or prior to the public hearing. - Property owners who receive this notice are'responsible for informing their tenants about this natice. For additional information, please call (650) 558-7250. Thank you. William Meeker Community Development Direcfor PUBLIC HEARING NOTICE (Please refer to other side) 823 Edgehill Drive, R-2