HomeMy WebLinkAbout824 Edgehill Drive - Staff ReportItem No. 8d
Action Calendar
City of Burlingame
Design Review
Address: 825 Edgehill Drive
Meeting Date: May 14, 2018
Request: Application for Design Review for first and second-story addition to convert a single-family dwelling to
a duplex.
Applicant and Designer: JoAnn Gann
Property Owner: Greg Scopazzi
General Plan: Low Density Residential
APN: 029-021-110
Lot Area: 8,190 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)(2) of the CE4A Guidelines, which states that additions
to existing structures are exempt from environmental review, provided that the addition will not result in an
increase of more than 10,000 square feet if the project is in an area where all public services and facilities are
available to allow for maximum development permissible in the General Plan and the area in which the project is
located is not environmentally sensitive.
Project Description: The subject property is located on an interior lot that has a cross slape with a downhill
slope from right to left as well as an upslope from front to back. There are a mix of single family hornes and
duplexes surrounding the property. The applicant proposes to convert the single family dwelling to a duplex. The
site currently contains a one story single family dwelling with a detached garage. The existing house has a non-
conforming right side setback at 3'-8" where 4' is the minimum required.
The proposal includes raising the existing house 4-feet, and constructing an oversized, one-car carport space
below the footprint of the existing house. A two-story addition would be constructed behind the main portion of
the house that would extend the building approximately 49-feet towards the rear with a two-story addition. There
is no FAR limit in the R-2 zoning district.
Given the slope af the lot and the 4-foot increase in the existing finished floor level, the first floor plate height
would increase to 10-feet. The area directly underneath the main portion of the house would become a one-car
oversized carport and the new unit would be located behind the carport in the new expanded two-story portion.
The existing front portion of the house would be retained and would become a one bedroom, one bathroom unit.
The second unit would be two-stories and would contain three bedrooms and three bathrooms. The overall
building height would be 24-feet above average top of curb elevation. The lot coverage proposed is 3,075 SF
(37.5%) where 3,276 SF (40%) is the maximum allowed in the R-2 zone.
The one bedroom unit would require 1.5 parking spaces and the three-bedroom unit would require 2.5 parking
spaces, for a total of 4 on-site spaces that are required (zoning code calls for rounding up with fractional
spaces). Code Section 25.70.032 requires that 80°/a of the required parking spaces for a duplex be covered.
There is an existing detached garage located along the left side of the property that provides two 10' x 20'
covered parking spaces. The new carport would be located below the footprint of the existing house with a 20-
foot width and 24-foot depth. There is only a 17' driveway width for back-up space, with an additional 4-feet
within the garage for a total of 21-feet of back up space. Code Section 25.70.025(a)(3) requires a minimum of a
24' clear back-up space. Code Section 25.70.025(a)(5) states that where dimensional requirements cannot be
met, exiting in 3 movements or less is acceptable. Compliance is determined by utilizing a parking template to
count the movements. The 17' driveway, plus the additional 4' within the carport provides enough space to allow
for maneuverability into/out of the garage in 3 maneuvers or less. The carport space is considered to be an
oversized one car parking space (10' x 20') to allow for maneuverability into and out of the carport given that
there is not 24-feet of back up space. One uncovered parking space (10'-0" x 20'-0") is provided in the driveway.
All other Zoning Code requirements have been met.
Design Review
The applicant is requesting the following:
■ Design Review for second-story addition (C.S. 25.57.010 (b)(2)};
825 Edgehil! Drive
1 aA•___
825 Edgehill Drive
��� ��c�: o, ��� �r Plans date stam ed: Februa 5, 2018/A ril 27, 2018
REVISED '
;
EXISTING � ORIGINAL PROPOSAL �
PROPOSAL : Plans ALLOWED/REQ'D
Plans 2/5118 ' 4/27/18
SETBACKS
_ ....................................__..._._...._s_.........................._....---__......-----. �...............-->---....__.._._.....................__---._._ .......................;.....-------................................_.._........_....................................__.'_...__......._................._._._.__...........�.......__.____._ .
� .....................
Front (1 t flr): 22' ; no change no change ' 15'-0" or block ave
(2°d flr): n/a 22'* , 22'* ; 20'-0"
, :
_......... _ ...............................__............._.._..................................._......�.�..� _.. ..........._....:..............-----....._.__..._ _ ........._......_..__ ...__ .__..........................._._.........._... ............. .................._. __.__.. ........;............................_..............................................._..... __ __....
S�de (/eff): 13 9'-6" (1 St flr)/ 10'-6" (1 S� flr)/ 4�_p��
12'-0" (2"d flr) 9'-0" (2"d flr) ;
�
(righf): 3'-8"*' 4'-0"(1St flr)/ 4'-0"
7� �2nd flr) No change
___......_.. ._.._._.__...-----...._s.._..........� ................._._....._............._...................................................._....................................._ _... .............................:.._..._...___.__.._._...._.._______..__._..........._................---.....�..._..._.......__.._____.............__._....
Rear 1 t flr : 104' 58, _ ...............................
( ) No change 20'-0"
(2"d flr): n/a , 64' ' 20'-0,�
-- ---._._....__._....____...-------._.._ __......_...._.�._...._._..___.._._.__ ........................._._...__..___....._........................ ......._._ . :
. ................... _...._.__.................�........._..._...._._.._. ._. _..
ot overage: �
_. . _...�....._.�.---_..._ .............._._. _..._..._.................._.._.__....__._........
1,887 SF 2,974 SF 3,075 SF 3,276 SF
° ' _._.....__........__..__....3 % 37.5 % � 40%
---#ofbedrooms:- _...._._....._1 bdrm�-- ; 1 bdrm6— ........................__......,.................................__...........................................................,.........._......._..........................__.....---._._..........._.___....__...............
_
front unit ; 1 bdrm — front unit ---
' 3 bdrms — back unit 3 bdrms — back unit
_._....._ .........................................�............._...._.. __............................................_...._..........;................___._.__.....__.._.............._.._....._
o ask'ng.t 2 covered ! 3 covered __' ......................_.......__..._._.........,....................._......_...............,........,.........80%...c ve�ed....(3 sp�........
(20 x 20 ) � (1 Q x 20 )
(2 in detached �
�
1(uncover>d garage 20' x 20'} ', No change ', � covered (10'�x 20')
10' x 20' ± � 1 uncovered (9 x 20 )
� 1 carport (10' x 20') ; ;
� 1 uncovered
(10'X20')
................._....._.._....................._......................._... .._._.. ._. ................................._. ..
_..._._� ....................�...__._.....-----......._................_._......._....._._..._........................._._..._._....---._..........g.__._..............__. _
_ ................................................................................. _.......
Height: 18'-6" 24'-0" No chan e 30'-0"
' �
,
____....._..... ................................_. _........__......................................._.......__......___...._.........._...._....---._...-----_._ ....._......._._..._.___ ---.._..._.:.....__.._..----_._...._..._.........._._..------........_..........__...........____:...___...._..................._....__.............,.............._..................................._....
DH Envelope: N/A comp�ies complies CS 25.26.075
Fxictinn nnn_nnnfnrrv,in.. ��..I.. �...�i.,,..,i.
,. --- --..._.......� .,,,... .,.,.......�.
2(0.40 x 8,190 SF) = 3,276 SF (40%)
There are no FAR regulations for the R-2 zoning district.
Staff Comments: See attached memos from the Engineering, Building, Fire, Parks and Stormwater Divisions.
2
Design Review 825 Edgehill Drive
Study Meeting, March 12, 2018: At the Planning Commission Design Review Study meeting on March 12,
2018, the Commission had several comments and concerns with the project and referred the application to a
design review consultant (March 12, 2018 Planning Commission Minutes attached). The following is a summary
of the Planning Commission comments:
• Consider adding a garage door to the carport;
• Add windows on the front elevation for the carport (below porch);
• Right elevation is too long, consider breaking up with windows;
� Left elevation is okay, maybe add a door.
• Long walls need to be broken up and need more detailing;
• Front elevation needs more work;
• Fireplace element on the right side could use some form of stone treatment and could be run up to the
roofline;
• Front elevation is "quaint" but the stairs feel undersized; and
• Details need more work.
After working with the design review consultant, the project architect revised the plans. The main changes
include:
• Stone base added to the front porch;
� Belly band added to break up long walls, carried on all elevations;
• Porch detailing has been added including column caps, base and newel posts;
• Add stone cladding to the chimney;
• Garage door has been added to the carport on the left elevation; and
• Door and window added to right side of the garage.
Based on the revisions, the design review consultant feels that the project has been revised to address the
Planning Commission's comments and concerns. Please refer to the attached meeting minutes for a complete
list of concerns expressed by the Planning Commission, along with the Design Reviewer's recommendation.
Analysis and Recommendation by Design Reviewer: The design review consultant met with the project
designer to review the proposal and go over the Planning Commission's comments from the March 12, 2�18
Design Review Study Meeting.
In the design review consultanYs April 26, 2018 memo, he summarized the changes made to each elevation and
feels that with these changes he can support the approval of the proposed project. He notes that the plans have
been cleaned up with the massing simplified and detailing added to help break up the elevations. A belly band
was added on all elevations which significantly helps break up the horizontal fee(ing of the building, along with a
stone base at the front, a stone fireplace and additional windows added. The design reviewer feels the
residential design guidelines are met with the massing being compatible with the neighborhood, which is zoned
R-2, with a good interface with the other properties and added Japanese Maple trees to soften the front facade.
Please refer to the attached design reviewer recommendation, dated April 26, 2018 for a detailed narrative.
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;
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
3
Design Review
5. Landscaping and its proportion to mass and bulk of structural components.
825 EdgehiH Drive
Suggested Findings for Design Review: That the proposed addition, will retain some of the same layout at
the front of the building, while adding another dwelling unit at the rear, as permitted in the R-2 zone and
consistent with the development pattern on the block. The architectural style and massing is along the lines of a
Craftsman and will blend in with the variety of styles on this block. All required parking can be accommodated on-
site in the existing detached garage and the new garage that will be under the main living level. The proposed
addition is well articulated with offsets and gables on the sides to reduce the mass and bulk. The proposed
project includes the use of a variety of materials to add visual interest and relief including metal roofing, stone
base, stone clad chimney, wood belly band and resawn hardie board siding and for these reasons the project
may be found to be compatible with the requirements of the City's five design review criteria.
Planning Commission Action: The Planning Commission should conduct a public hearing on the application,
and consider public testimony and the analysis contained within the staff report. Action should include specific
findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning
Commission. The reasons for any action should be stated clearly for the record. At the public hearing the
following conditions should be considered:
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
April 27, 2018, sheets 1 through 9;
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 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 conditions of the Building Division's February 14, 2018 and December 12, 2018 memos, the
Parks Division's December 19, 2017 memo, the Enginesring Division's February 9, 2018 and December
18, 2017 memos and the Stormwater Division's July 13, 2017 memo shall be met;
5. 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;
6. 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;
7. 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;
8. 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;
4
Design Review 825 Edgehill Drive
9. 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;
10. 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:
11. 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;
12. 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;
13. 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
14. 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.
Catherine Keylon
Senior Planner
c. JoAnn Gann, applicant and designer
Greg Scopazzi, property owner
Attachments:
March 12, 2018 Planning Commission Study Minutes
ApplicanYs Response Letter, dated May 4, 2018
Application to the Planning Commission
Staff Comments
Design Reviewer's Recommendation — dated April 26, 2018
Planning Commission Resolution (proposed)
Notice of Public Hearing — Mailed May 4, 2018
Address map
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City of Buriingame
Meeting Minutes
Planning Commission
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Monday, March 12, 2018 7:00 PM Council Chambers
c. 825 Edgehill Drive, zoned R-2- Application for Design Review including a first and
second story addition to convert a single family dwelling to a duplex. (JoAnn Gann,
applicant and designer; Greg Scopazzi, property owner) (60 noticed) Staff contact:
Catherine Keylon
Commissioner Terrones returned the dais.
All Commissioners had visifed the properfy. Vice-Chair Gaul and Commissioner Sargent met with the
applicant at the site.
Senior Planner Keylon presented the sfaff report.
Questions of Staff;
There were no questions of statf.
Charr Gum opened the public hearing.
Greg Scopazzi represenied the applicant.
Commission Questions/Comments:
> Concerned with the parking in the carport working.
> Why are there no windows into the living space7 (Scopazzi: noted thaf it would look at the neighbor's
stucco wall.)
> Suggested adding windows into carport along the front elevation.
> Asked if the owner thought about adding a garage door to the carport?
Public Commenfs:
There were no public comments.
Charr Gum closed the public hearing.
Commission Discussion:
> Consider addrng a garage door to the carport.
> Add windows on the front elevation for the carport (below porch).
> Right elevatron - too long, break up with windows,
> House has an 88' long wa!!, long walls need to be broken up.
> Left elevation is okay, maybe add a door.
> Front elevation needs more work.
> Right elevation needs more detailing as does the left side.
> The fireplace element on the right side could use some form of sfone treatment and could be rt�n up
fo the roofline.
City of Burlingame paye � Printed on 4/30/2018
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COMMUNITY DEVELOPMENT DEPARTMENT • 541 PR�MROSE RoA� � BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
'� Design Review ❑ Variance � Parcel #: f� L�� �� C.i � �� C�
❑ Conditional Use Permit ❑ Special Permit ❑ Zoning / Other:_ �- �
PROJECT ADDRESS: c '�-�'j ��C--��..�.� � -������
APPLICANT
Name: _ , �i� �....► �, �-�/�--� +.-�
Address: 'Z��{- �L�Q� S`C
City/State/Zip: t2-(s-�L ��, �"y-� �, �_
Phone: CP ✓�-0 � �{-(� � , � � � �
PROPERTY OWNER
Name: � IZ("�C:...-� -��� �h.Z-2.�
Address: �"Z�7 ��c�i�-t�{ � �.���
City/State/Zip: ��( �(.����� � �
Phone: �v °� � � � "Z-� •9--��I � "7
E-mail: _ `� �� c��� �s c� '�._ g f° *�: ca,-- E-mail: Gt ���� �. �� r_..���5v�-- co �...skr�c��--.GGrr...
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ARCHITECT/DESiGNER
Name: f) �� ..-�.A�;,a,1
Address: �-Q� �(,t,� jU(.,�, � ;
City/State/Zip: ���71��, C�U C7 �-� � '`� �ys.
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Phone: � � O , �� �t'� �, t � �
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Burlingame Business License #:
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Authorization to Reproduce Proiect Plans:
I hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this
application on the City's website as part of the Planning approval process and waive any claims against the City
arising out of or related to such action. ��J " (Initials of Architect/Designer)
PROJECT DESCRIPTION:_C�,'F,�,j��-� �,��:,j.� 5-�,,,���„� hC, � ,, ,,,�� ,
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AFFIDAVITlSIGNATURE: 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: �-� ��, ( � " i'7 , S -r
Date:
I am aware of the proposed appl' �ion and hereby aut rize the above applicant to submit this application to the Planning
Commission.
Property owner's signature:__ r ,'�:>=� �' � Date: � 2l �� (�
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Date submitted:
S: �HANDOUTS�PCApplication.doc
Planning Commission Meeting Minutes March 12, 2018
Commissioner Sargent made a motion, seconded by Commissioner Comaroto, to refer the
project to a design review consultant. Chair Gum asked for a voice vote, and the motion carried
by the foilowing vote:
Discussion of Motion:
> Front elevation is "quainY' but the stairs feel undersized.
> Pians call out "metal roof" for the smaller roof areas, but it is drawn as shingle roof, clarify.
> The massing is done well, but the details need more work.
> Also needs a landscape plan.
Aye: 9- Gum, Gum, Gaul, Gaul, Terrones, Sargent, Loftis, Kelly, and Comaroto
Clty of Burlingame Page 2 Printed on 4/30/2018
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Design � Consultant � Planner
J oAnn Madeira Gann
244 Fulton St�:eet Red�vood Ciry, Ca. 94062
Phone # (650) 4G4-9182
Einail: jmadeixal8@aol.coin
MAY 3, 2018
DESIGN REVIEW RESPONSE: RE: 925 EDGEHILL DRIVE
RESPONSE:
l. AWINDOW ON THE LEFT SIDE OF HAS BEEN ADDED; A MAN
DOOR AND GARAGE DOOR HAVE BEEN ADDED TO THE
GARAGE.
2. TWO WINDOWS HAVE BEEN ADDED TO THE RIGHT SIDE TO
BREAKUP THE MASS.
3. FULL FIREPLACE STONE HAS BEEN ADDED WITH STONE AND
STONE ALONG THE FRONT ELEVATION.
4. BAND AT FLOOR LEVEL HAVE BEEN ADDED.
5. WE HAVE ADDED LARGER COLUMNS AT THE TOP AND
BOTTOM OF THE STAIRS.
6. METAL ROOF S HAVE BEEN CALLED OUT AND SHOWN.
7. LEFT SIDE HAS BEEN REVISED WITH THE ASSIGNED
ARCHITECT.
8. A TRELLIS HAS BEEN ADDED TO LEFT SIDE TO BREAK UP THE
PLAIN WALL AT THE KITCHEN. THE CLIENT HAS FURNITURE
TO PLACE THERE SO A WINDOW WAS NOT IDEAL.
9. LANDSCAPE TO REMAIN WITH THE ADDITION OF TWO
JAPANESE MAPLES AND A TULIP TREE IN THE FRONT YARD.
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Project Comments - Planning Application
Project Address: 825 Edgehill Drive, zoned R-1, APN: 029-021-110
Description: Request for Design Review for conversion of an existing single-family
dwelling to a two-story duplex.
From
Martin Quan
Public Works Engineering
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
.
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3. The proposed garage requires backup distance of 24' to enter and exit. This requirement applies to
the proposed garage on the lower level of the house.
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. Based on the scope of work, this is a"Type I" 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).
z. Any work in the City right-of-way, such as placement of debris bin in street, work in sidewalk area,
public easements, and utility easements, is required to obtain an Encroachment Permit prior to starting
work.
3. 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. for all activities (including hauling).
a, The project shall comply with the City's NPDES permit requirements to prevent storm water
pollution.
5. Replace damaged and displaced curb, gutter and/or sidewalk fronting site.
6. All water. lines connections to city water mains for services or fire line protection are to be installed
per city standard procedures and material specifications. Contact the city Water department for
connection fees. If required, all fire services and services 2" and over will be installed by builder. All
underground fire service connections shall be submitted as separate Underground Fire Service permit
for review and approval.
�. 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.
s. 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.
Reviewed By: Martin Quan Date: 2/9/18
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Project Comments - Planning Application
Project Address: 825 Edgehill Drive, zoned R-1, APN: 029-021-110
Description: Request for Design Review for conversion of an existing single-family
dwelling to a two-story duplex.
From
Martin Quan
Public Works Engineering
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1. Please show an existing plan of the site, focusing on hardscape or fandscape in the area that will be
removed due to the conversion of the existing single family dwelling to a two-story duplex.
2. On the proposed plan, please show the location of all proposed locations for utilities (PG&E, water,
sewer, and sewer cleanout).
3. The proposed garage requires property backup distance of 24' to enter and exit.
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. Based on the scope of work, this is a"Type I" 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).
2. Any work in the City right-of-way, such as placement of debris bin in street, work in sidewalk area,
public easements, and utility easements, is required to obtain an Encroachment Permit prior to starting
work.
3. 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. for aN activities (including hauling).
4. The project shall comply with the City's NPDES permit requirements to prevent storm water
pollution.
s. Replace damaged and displaced curb, gutter and/or sidewalk fronting site.
6. All water lines connections to city water mains for services or fire line protection are to be installed
per city standard procedures and material specifications. Contact the city Water department for
connection fees. If required, all fire services and services 2" and over will be installed by builder. All
underground fire service connections shall be submitted as separate Underground Fire Service permit
for review and approval.
�. 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.
s. 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.
Reviewed By: Martin Quan Date: 12/18/17
650-558-7245
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; Project Comments - Planning Application
Project Address: 825 Edgehill Drive, zoned R-1, APN: 029-021-110
Description: Request for Design Review for conversion of an existing single-family
dwelling to a two-story duplex.
From
Bob Disco
Parks Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1. Please note on plans if existing landscape will remain the same or be rehabilitated.
2. Two additional 24" single stem landscape tree need to meet requirements.
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 Date: 12.19.17
650, 558.7333
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Project Comments - Planning Application
Project Address: 825 Edgehill Drive, zoned R-1, APN: 029-021-110
Description: Request for Design Review for conversion of an existing single-family
dwelling to a two-story duplex.
From
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.
Provide a residential fire sprinkler system throughout the residence:
Provide a 1-inch water meter or size to accommodate sprinkler system flow demand.
2. 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.
3. 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.
4. Fire flow shall meet requirements of California Fire Code Appendix B. Contact Burlingame
Engineering Department for fire flow information.
5. Sprinkler riser equipment for the building shall be located in a commonly accessible area.
Reviewed By: Christine Reed Date: 12-21-17
650-558-7617
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Project Address:
Project Comments - Planning Application
825 Edgehill Drive, zoned R-2, APN: 029-021-110
pescription: Request for Design Review and Special Permit for declining height envelope
for a conversion of an existing single-family dwelling to a two-story duplex.
From: Rick Caro III
Building Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
12) On the plans show that all openings in exterior walls, both protected and unprotected, will
comply with 2016 CBC, Table 705.8. Provide a table or chart that specifies 1) the openings
allowed and; 2) the size and percentage of the openings proposed.
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.
21) Provide two completed copies of the Mandatory Measures with the submittal of your plans for
Building Code compliance plan check. ln 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 M�asure can be found.
22) Anyone who is doing business in the City must have a current City of Burlingame business
license.
23 ) At the time of the building permit submittal provide two sets of detailed drawings with 2 sets of
structural calculations for the new two story building and a soils report from a soils /
geotechnical engineer,
Reviewed By: Rick Caro III Date: February 14, 2018
650 558-7270
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Project Address
Project Comments — Planning Application
825 Edgehill Drive, zoned R-2, APN: 029-021-110
Description: Request for Design Review and Special Permit for declining height envelope
for a conversion of an existing single-family dwelling to a two-story duplex.
From: Rick Caro III
Building Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1) Place the following information on the first page of the plans.
"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) As of January l, 2014, SB 407 (2009) requires non-compliant plumbing fixtures to be replaced by water-
conserving plumbing fxtures when a property is undergoing alterations or improvements. This law
applies to all residential and commercial property built prior to January 1, 1994. Details can be
found at http://www.leginfo.ca.gov/pub/09-10/bill/sen/sb 0401-
0450�b 407 bill 20091011 chaptered.html. Revise the plans to show compliance with this
requirement.
3) 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.
4) Provide an existing main floor plan and a new praposed main floor plan. Note: If sheet 2 is the
new proposed main floor plan, than stipulate that on the drawing and do the same for sheet 6 if
sheet six is the existing main floor plan.
5) Provide existing and proposed elevations. Note: elevation drawings on sheet 4 and on sheet 7
show two right elevations.
6) 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 2016
California Building Code for new structures. BMC 18.07.020
7) Due to the extensive nature of this construction project the Certificate of Occupancy will be
rescinded once construction begins. A new Certiticate 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.
8) 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.
9) On the plans specify that the roof eaves will not project within two feet of the property line 2016
CRC § Table R302.1(1) or 2016 CBC Table 705.2
10) Provide details on the plans which show that all roof projeetions which project beyond the point
where fire-resistive construction would be required will be constructed of one-hour fre-
resistance-rated construction per 2016 CRC § R302.1(1) or 2016 CBC §705.2.
11) Indicate on the floor �lans that exterior bearing walls less than five feet from the property line
will be built of one-hour fire-rated construction. 2016 CRC Table R302.1(1 }§ or 2016 CBC,
Table 602)
12) On the plans show that all openings in exterior walls, both protected and unprotected, will
comply with 2016 CBC, Table 705.8. Provide a table or chart that speci�es 1) the openings
allowed and; 2) the size and percentage of the openings proposed.
13) RESIDENTIAL: Rooms that could be used for sleeping purposes must have at least one window
or door that complies with the egress requirements. On tlie elevation �lrawin�s specify the
location and the net clear opening lieigfrt and widt/i of alC required egress windows. 2016
California Residential Code 2016 CRC § R310 or CBC 1030.
14) If shoring is required, specify on the plans the licensed design professional that has sole
responsibility to design and provide adequate shoring, bracing, formwork, etc. as required for the
protection of life and property during construction of the building
15) Shoring and bracing shall remain in place until floors, roof, and wall sheathing have been
entirely constructed
16) Shoring plans shall be wet — stamped and signed by the engineer-of-record and submitted to the
city for review prior to construction. If applicable, include surcharge loads from adjacent
structures that are within the zone of influence (45 degree wedge up the slope from the base of
the retaining wall) and / or driveway surcharge loads.
17) Indicate on the plans that a Grading Permit, if required, will be obtained from the Department of
Public Works.
18) Provide the location of the furnace and the water heater for both the main floor and the lower
floor.
19) Handrails from the nosing of the tread to the top of the handrail does not appear to be between
34" and 38". Revise the plans to show that all exteriar handrails will be at a height between 34
inches and 38 inches per 2016 CRC R311.7.8.1 or 2016 CBC § 1014.2.
20) Provide lighting at all exterior landings.
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 2016 California Residential Code is amended by adding the
following note:
Note: Where the property line is less than ten (] 0) feet from the exit terminal of any newly installed or
replacement high efficiency mechanical equipment the pipe size of the iinal 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.
21) Provide two completed copies of the 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.
22} Anyone who is doin� business in the City must have a current City of Burlingame business
license.
23) At the time of the building permit submittal provide two sets of detailed drawings with 2 sets of
structural calculations for the new two story building and a soils report from a soils /
geotechnical engineer.
Reviewed By: Rick Caro III Date: December 12, 2017
650 558-7270
Design Review Memo
City of Burlingame
Date: April 26, 2018
Planning Commission
City of Burlingame �
501 Primrose Road, Burlingame, CA 94010
Re: 825 Edgehill Dr.
Designer: JMG
Planner: Catherine Keylon
I have received and reviewed the original plans submitted to the Planning Commission
for 825 Edgewill. I listened to the Planning Commission's comments in the meeting
video. I met with the owner, Designer, and Planner at City Hall to discuss the Planning
Commission's comments. Per our suggestions, the designer made revisions. Following
is a comparison between the original design, and the current plan.
Revisions to original design:
Floor Plans:
• Front unit bedroom is squared off, eliminating the deep recess
and simplifying the massing.
• Bedroom #2 of rear unit has been flipped, to line up with wall
below, simplifying the massing.
• The rear master bedroom has been shifted such that the
overhangs on either side now match, simplifying the massing.
• Entry for rear unit is modified per flipped bedroom above.
• New garage door has been added.
Front elevation:
• A full chimney has been added to right.
• A metal roof has been added to the porch.
• A stone base has been added to the lower level.
• The belly band has been extended all the way across the
elevation.
• Additional porch detailing has been added (column caps, base,
newel posts).
Right elevation:
• A full stone clad chimney has been added.
• 2 additional windows have been added.
• A belly band has been added at the floor line.❑
Rear elevation:
• The roofline has been corrected to show the third peak beyond.
• The windows at the master bedroom have been revised to
coordinate with the roofiine.
• A belly band has been added to the floor line at the overhang.
Left elevation:
• The metal roofed elements have been clarified.
• A beliy band has been added at the fioor line.
• The center gable has been moved over to simplify the massing.
• A trellis feature has been added to the back end of the lower level.
• A new garage door has been added.
• A new "man door" has been added to the garage.
• A new window has been added to the garage.
• A new stone base has been added to the front porch area, and
new porch detailing added as well (see front elevation).
DESIGN GUIDELINES:
1. Compatibility of the Architectural Style with that of the Existing
Neighborhood.
There are a variety of houses on this block. The style of this house is along
Craftsman lines, and the proposed design should be compatible. The massing
has been cleaned up and improved.
2. Respect for Parking and Garage Patterns in the Neighborhood
The proposed detached garage is existing. The new parking under the house will
be discrete, and the new door will actually add to the house design.
3. Architectural Style, Mass 8� Bulk of the Structure:
The revisions made to the initial proposal have improved the architectural style
and massing of the project. The architectural style is more consistent. Proposed
changes, such as the refined front porch softens the mass.
4. Interface of the Proposed Structure with the Adjacent Structures to Each
Side:
The proposed house will interface reasonably well with its neighbors.
5. Landscaping and its proportion to the Mass and Bulk of Structural
Components:
Only minor landscaping changes are proposed. There will be 2 new Japanese
Maple trees added to the small front yard, which will be a nice addition.
�
SUMMARY
The project has been improved since we first saw it. What jumped out when I first saw
the project was how many varying floor and roof overhangs there were, complicating
and confusing the massing. This has been significantly cleaned up. The new garage
door and the belly band rea�ly make a big difference on the left elevation. One or more
of the Cammissioners had mentioned adding driveway side windows to the dining room.
The owner really has planned for specific furniture on that wall, and has proposed a
trellis instead to break-up the area. I think it's far enough down the driveway that it
should not be an issue. The one confusing spot is right around the entry to the rear unit
with the single 10" column. I think this could be clarified with an FYI. With that comment,
I can support the project.
Sincerely
Randy Grange, AIA LEED AP
RESOLUTION APPROVING CATEGORICAL EXEMPTiON AND DESIGN REVIEW
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 for first and second-story addition to convert a single-familv dwellinq to a duplex at 825 Edqehill
Drive, zoned R-2, GJ Scopazzi Trust, propertv owners, APN: 029-021-110;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Mav
14, 2018, 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 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. In
urbanized areas, this exemption may be applied to the construction or conversion of up to three
(3) single-family residences as part of a project, is hereby approved.
2. Said Design Review is
hereto. Findings for such
of said meeting.
approved subject to the conditions set forth in Exhibit "A" attached
Design Review are set forth in the staff report, minutes, and recording
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
�, , 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 14th dav of Mav, 2018 by the following vote
Secretary
EXHIBIT "A"
Conditions of Approval for Categorical Exemption and Design Review.
825 Edgehill Drive
Effective May 24, 2018
that the project shall be built as shown on the plans submitted to the Planning Division date
stamped April 27, 2018, sheets 1 through 9;
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
staffl;
3. that any changes to the size or envelope of the first or second floors, or garage, which would
include adding or enlarging a dormer(s), shall require an amendment to this permit;
4. that the conditions of the Building Division's February 14, 2018 and December 12, 2018
memos, the Parks Division's December 19, 2017 memo, the Engineering Division's February
9, 2018 and December 18, 2017 memos and the Stormwater Division's July 13, 2017 memo
shall be met;
5. 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;
6. 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;
7. that prior to issuance of a building permit for construction of the project, the project
construction plans shall be modified ta in�lude 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;
8. that all air ducts, plumbing vents, and flues shal� 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;
9. 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 ar exterior, shall require a demolition permit;
10. 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;
EXHIBIT "A"
Conditions of Approval for Categorical Exemption and Design Review.
825 Edgehill Drive
Effective May 24, 2018
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
11. 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;
12. 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;
13. 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
14, 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
BURLIN,GAME 501 PRIMROSE ROAD
; �� BURLINGAME, CA 94010
' ��'��,--=. PH: (650) 558-7250 • FAX: (650) 696-3790
.,
www.burlingame.org
Site: 825 EDGEHIlL DRIVE
The (ity of Bur�ingame Planning (ammission announces fhe
following public hearing on MONDAY, MAY 14, 2018 at 7:00
P.M. in the City Hall Council Chambers, 501 Primrose Road,
Burlingame, (A:
Applitation for Design Review including a first and second story
addition to convert a single family dwelling to a duplex at
825 EDGEHILL DRIVE zoned R-2. APN 029-021-110
Mailed: Mny 4, 2018
(Please refer to other side)
PUBLIC HEARING
NOTICE
City of Burlingame
A copy of the appiication �nd plans for this project may be reviewed prior to
the meetin� at �he C�mmunity Deveiopment Department at 501 Primrose
Road, Burlingame, California.
If you chailenge the subject application(s) in court, you may be limited to
raising oniy 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 inform�tion, please call (650) 558-7250. Thank you.
William Meeker
Community Development Director
PUBLIC HEARING NOTICE
(Please refer to otl�er sidel
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825 Edgehill Drive, zoned R-2