HomeMy WebLinkAbout1444 Cortez Avenue - Staff ReportItem No. 9b
Design Review Study
PROJECT LOCATION
1444 Cortez Avenue
City of Burlingame
Design Review
Address: 1444 Cortez Avenue
Item No. 9b
Design Review Study
Meeting Date: November 10, 2014
Request: Application for Design Review for a new, two-story single family dwelling and detached garage.
Applicant and Designer: Jeff Chow, Innovative Construction Engineering
Property Owner: May Ying Li
General Plan: Low Density Residential
APN: 026-014-330
Lot Area: 6000 SF
Zoning: R-1
Project Description: The applicant is proposing to demolish an existing one-story house and detached garage
to build a new, two-story single family dwelling and detached garage. The proposed house (3,019 SF) and
detached garage (308 SF) will have a total floor area of 3,327 SF (0.55 FAR) where 3,328 SF (0.55 FAR) is the
maximum allowed (including covered porch and chimney exemptions). The proposed project is 1 SF belowthe
maximum allowed FAR and is therefore within 1% of the maximum allowed FAR.
Based on a four-bedroom house, a total of two off-street parking spaces are required on site, one ofwhich must
be covered (office/study on the first floor does not qualify as a bedroom because 50% of one of its walls is open
to the foyer). The proposed detached garage provides one covered parking space (13' x 21' clear interior
dimensions) and one uncovered parking space (9' x 20') provided in the driveway. All other Zoning Code
requirements have been met. The applicant is requesting the following application:
■ Design Review for a new, two-story single family dwelling and detached garage (CS 25.57.010 (a) (1)).
1444 Cortez Avenue
�ot Area: 6,00o SF Plans date stam ed: October 29, 2014
PROPOSED ALLOWED/REQUIRED
SETBACKS :
Front (1st flr): 21'-6" 21'-6" (block average)
(2nd flr): 23'-6" 21'-6" (block average)
_......_ .................... ........._____. _. .._ _.._.. .. _. ..... . . ...... . .. __ _ _..........
Side (left): ; 5'-0" 4'-0"
(right): : 11'-0" (to second floor) 4'-0"
Rear (1st flr): 38'-2" 15'-0"
(2nd flr): ; 38'-2" (to balcony) 20'-0"
Lot Coverage: 2089 SF 2400 SF
34.8% 40%
; , ..............................................................................................................................................................................................
FAR: ; 3019 SF (house) + 308 SF (garage) 3020 SF (house) + 308 SF (garage)
3327 SF (0.55 FAR) 3328 SF (0.51 FAR) '
# of bedrooms: : 4 ---
_ ..................................................................... .
Off-Street Parking: 1 covered 1 covered
(13' x 21' interior dimensions) (10' x 20' interior dimensions)
1 uncovered 1 uncovered
(9' x 20') (9' x 20')
Height: 29'-2" 30'-0"
DH Envelope: window dormer enclosure applies CS 25.26.075
' 3020 SF (house) + 308 SF (garage) = 3328 SF (0.55 FAR)
Design Review
1444 Cortez Avenue
Staff Comments: See attached memos from the Building, Parks, Fire, Engineering and Stormwater Divisions.
Ruben Hurin
Senior Planner
c. Jeff Chow, Innovative Construction Engineering, applicant and engineer
Attachments:
Application to the Planning Commission
Information Sheet for Milgard WoodClad Series Fiberglass Windows
Staff Comments
Notice of Public Hearing — Mailed October 31, 2014
Aerial Photo
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BURLING-4ME
COMMUNITY DEVELOPMENT DEPARTMENT • SO'I PRIMROSE ROAD • 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 #: Du?O I�3�0
J� Conditional Use Permit ❑ Special Permit ❑ Other:
PROJECT ADDRESS:
APPLICANT project contact person�
OK to send electronic copies of documents Sa'
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Name: ��� C�i�O�
Address: �� � S. �('R�c.� Ay� # �
City/State/Zip: C�S-F. (���j ��k'o�'�
Phone: �SD '�''�'� — ��Ib�
Fax: �Sc� — %y`l — � / (� h
PROPERTY OWNER project contact person ❑
OK to send electronic copies of documents ❑
Name: Lt Ym N 1 Q,i�.
Address: r.
City/State/Zip: l.�
Phone: - '
Fax:
E-mail: �,., �c iC� CL��, � inL, c,���,-� E-mail:
ARCHITECT/DESIGNER pro�ect contact person�.
OK to send electronic copies of documents ❑
Name: ���� CXI.OvJ
Address: �� �� SPRI�IC� �/� �' K-
City/State/Zip: � S- f - G!� �'�'�'`��
Phone: �v� r 7�F � -- ��6 �
Fax: �S� � �`f � — ���-�
E-mail: ��,�".�, 2'� iG�C�S�Ui� %-��< <.��� �' E t��+��4 c�^an �. 9 t� c�e.s�qn ;nc. �o�
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Burlingame Business License : '� 2
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PROJECT DESCRIPTION:
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AFFADAVIT/SIGNATURE: I hereby rtify 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: � �Z i`-f'
I am aware of the proposed applica �o nd hereby authorize the above applicant to submit this application to the Planning
Commission. ^
Property owner's signature: �e a'�'a°G� e d Date:
Date submitted: $I�� � �
�r Verification that the project architectJdesigner has a valid Burlingame business license will be required by the
Finance Department at the time application fees are paid.
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Submittal Requirements Checklist — Design Review Checklist Pa�e 2
BUILDING ELEVATIONS AND BUILDING SECTIONS
_17. Show all building elevations.
a. Show original existing elevations of house from
average top of curb to roof ridge(s) prior to
proposed addition/remodel/demolition.
_ b. Clearly show new addition (in bold lines) in
relationship to existing structure.
_ c. Include all existing and proposed windows, doors &
roof pitches.
_ d. Show existing or proposed (if any) change in grade
on all elevations.
_ e. Provide a building section if required.
_ f. Identify exterior materials (roof, siding, windows
and window trim).
_18. Show line of average top of curb; show overalt building
height from average top of curb (original height) & verify
building height by showing:
_ a. Dimension from average top of curb to finished
floor at entry;
_ b. Dimension from finished floor at entry to fop of
plate (single story structures); or to ceiling (multiple
story strucfures) then dimension between floors
and from finished floor to ceiling to top of plate;
_ c. Dimension from top of plate to roof ridge.
_19. Declining Height Envelope notation drawn on the
elevation.
a. All declining height envelopes should be
dimensioned and the point of departure (elevation
point) clearly labeled on the elevation drawings.
b. If applying exception #3 of declining height
envelope (CS 25.28.075), on applicable elevation,
show change in grade, if any, from this property to
nearest wall of adjacent property. Show setback
and outline of adjacent residence; show height to
top of plate of both structures (measure height from
average elevation beiween the 15' front & rear
setback elevations at the side properry line).
ACCESSORY STRUCTURES
_20. When submitting plans for improvements to an
accessory structure (detached garage, shed, workshop,
lanai, lath house, recreation room, covered spa or
similar structure) please provide the following additional
information on:
a. Floor Plans:
1. Location of inechanical equipment.
2. Electrical equipment.
3. All water & sewer connections.
4. Location of doors & windows, including
skylights.
5. Location of laundry facilities.
_ b. Building Elevations:
1. Location of/change in grade on all elevations.
2. Height from lowest adjacent grade to top of
plate.
3. Height from lowest adjacent grade to ridge.
4. Pitch of roof.
LANDSCAPE PLAN
21. On landscape plan note all planting materials, identify
plants by common and/or botanical name.
_ a. Existing location and size.
_ b. Proposed size at planting.
_22. 5how location, circumference and canopy dripline of
existing trees. Measure circumference from a point 54"
above grade.
_ a. Note which trees are to be removed. If any tree
with a circumference of 48" as measured 54" above
grade will be removed, contact the Parks
Department.
b. If no trees are to be removed, note on plans.
c. Show location and identify type of new trees
(minimum 24" box size). You must have one non-
fruit tree for every 1000 SF of floor area.
_ d. For a second story, place new trees and
vegetation to screen addition from street and
neighbors.
e. Show location, species and circumference of any
trees on surrounding properties that overhang the
subject property. Clearly show the drip line of the
overhanging trees.
_23. Note the container size for proposed landscaping (i.e. -
flat, one gallon, 24" box, etc.).
_24. Show all existing & proposed structures (deck, trellis,
arbors, gazebo, barbecue, fence, retaining walls, etc.).
_25. Note the finished grade at both sides of abrupt changes
of grades, such as wall slopes, etc.
a. Provide other elevations which may be necessary
to show grading & drainage.
FENCES AND HEDGES
_26. Before submitting plans to build a fence please pick up
fence and hedge regulations from the Planning
Department. When submitting plans, include:
_ a. A site plan clearly showing location of proposed
fence(s) on property.
_ b. A fence elevation with height of fence shown from
highest adjacent grade.
_ c. A cross section showing change in grade between
finro properties and height of fence measured from
both sides.
d. Construction details.
PHOTOGRAPHS OF NEIGHBORING PROPERTIES
_27. Submit images of the front elevation of subject house
with an unobstructed view (avoid cars/trucks parked in
streef) of front of neighboring residences/properties (2
properties on each side of subject house).
_ a. All streetscape photos to be taken facing each
parcel (perpendicular to frontage) and mounted
together to provide a panoramic view.
_ b. Photos should include front and side yards
between houses as seen from the street.
_ c. Mount or print color photographs on an 11" x 17"
sheet of paper, providing a continuous view the five
houses.
_ d. Label the address of each residence and identify
the project site.
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COMMUNITY DEVELOPMENT DEPARTMENT � 501 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLtCAT10N TO THE PLANNING COMMISSION
Type of applicaticn:
� Design Review ❑ Variance
❑ Conditional Use Permit ❑ Special Permit
PROJECT ADDRESS:
APPLICANT project contact person�
OK to send electronic copfes of documents�
Name: �� !'.t-�01rJ
Address: � S.SPC�,�� AN� ��
Ciry(State2ip: C_5��, ('�� ��o�v
Phone; �"S� '�`�'� �- io�b�
Fax: �� - %l — 6%b(�
E-mail: �rLia� _iGF ianirlL, [,��
ARCHIi'ECT/DESIGNER pro�ectcontactPerson�.
OK to send elecVonic copies of documents ❑
� Parcel #: �i�OQ � �i'�J��
❑ Other:
PROPERTY OWNER proJect conWct person ❑
OK to send electronic copies of documents ❑
Name: L� 1ln'1lV Yan
Address: r.
City/State/Zip: l� � �
Phone: - '
Fax:
E-mail:
Name: ���'� ��N.OvJ
Address: � �< SPR�If.�- ,�✓c� #' K-
,�.�.
City/StatelZip: S� 5��. C� 9��0
Phone: �i� � �ff( -- C��L� �
Fax: G�S� - 7� r— 6�6-h
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E-mail: iH�",-, � iG��!_GL�a1�G� r��,.�, V c
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* Burlingame Business License :_ 2`� �`��j
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AFFADAVIT/SIGNATURE: I hereby rtify 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: �`%""�a=> ��- r
, `;�,� _ a � :.-_. _.�..
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I am aware of the proposed applica 'o nd hereby aufhorize the above applicant to submit thi5 ��plicatio��>Eo�ttie F�lariaing
Comrnission.
Property owner's signature: '� Date: � �- C��� ���� �'� �'
Date submitted: g? Q-� T: ,,,.�,-
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* Verification that the project architecUdesigner has a valid Burlingame business license wilt be �equired`by the
Finance Deparlment at the time appfication fees are paid.
S: �HANDOUTS�PCAppIlcotion.doc
1t'1;�14
Niilgard
WoodClad""�
Windows
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3-Part Specif ication
b k] [1-3/8 inch (35 mm) nail fin setbackl:
Double-Hung Tilt - 3275 Series, [1-3/8 inch (35 �1 na�l fin set ac
�. Frame: Minimum 5-7/8 inch (149 mm) deep, mulri-chambzred fiberglass pultrusion.
2.. Sash: Minimum 1-9/16 inch (39.7 mm) deep, multi-chambered fibexglass pultrusion. Tilt-in upper and lower sash.
3; Stivctural Class: DH-LC40.
4. Hardware:
a. Concealed constant force balancer.
b. Sash lift option.
c. Flush mountedoam f�edsseal Tand inyl comp e�ssion bulb seal.
5. Weatherstripping:
5, Weatherstnppmg. y
13�8 inch (35 mm) nail fin setback] [1 inch tZ5 �) �� setbackl LZ-Bar flush fin
2. ��: Minunum 2-3l8 m
g. gtructural Class: GC45•
4. Hardware:
a, I}ual steel arm xotary operator with [standard handle] [fold-down handle].
b. Single lever, multi-point, locking mechanism.
c, Four bax stainless steel hinge.
� Vin I compression bulb seal.
D. Double-Hung Tilt - 3285 Series:
1. Frame: Minunum 4 6��ch 39.7 mm� deeP multi/4iha�be e� fiberglasslPulm�s onaTiltin upper and lowec sash.
2. Sash: Minimum 19�
3. Structutal C1ass: DH-LC40.
4. Hardware:
a. Concealed constant force balancer.
b, Sash lift oprion. '
c. Flush mo �ted �ca�m �e�sseal and in 1 com es ion bulb seal.
5. Weatherstripp� S: y p
ment - 3510 Series. [1-3�$ �� �35 �� nail fin setbackl [1 inch l25 mm) nail fin setbackj [�Bar flush fin
retro it trim :
1. Erame: Minimum 3-1/4 � 60 3�� deep. multi chambered f berg ss pultrus on.
) nail fin setback] [1 inch (25 �) nail fin setback) [Z-Bax flus
G.
H.
Awning - 3410 Senes. [ -
retrofit triml:
1 Sash: Minunum 3 8 incl' (60 3 m) deep, multi-ch mbered fiberglass pultrus on.
2.
3, Structutal C1ass: AP-C35•
4. Hardware: scissor o erator with [standard handleJ [fold-down handle�.
a. Single steel arni rotary P
b. Dual levei locking mechanism.
c. Two bar stainless i�lm1Ie sion bulb seal.
5. Weathers�ipping: Viny P
h fin
Ficture - 3310 Series. [1-3�81nch (35 �
retrofit triml�
1. Fiame: Minimum 3-1/4 inch (83 �� deep, multi-chambered fiberglass p trusion.
2, Sightlines: Equal to operating windows (except to double-hungs).
3. Structural Class: F-050.
Picture - 3315 Series, [1-3/8 inch (35 �! �� f� setback] Ll inch (25 �) n� � setback] [Z-Ba� flush fin
retrofit triml:
1 Si htlinesl qual to opex tinglwindowls�(ex ept tioldouble-hungsiberglass pu trusion.
2. g
3. Structural Class: F-050.
Picture - 3371 Series, [1-3/8 ll?ri h�310 mm) deep, mult -ch[ambe ed f berglass pultrusion�k, �Z-Bai flush fin re
1. Frame: Minimum 4-1i4
2. Sash: Minimum i-9�16 inch (39.7 mm! deep, mulri-chambexed fiberglass p trusion.
3. Strizctural Class:
GUIDE SPEC 3000-5
FEBRUARY 2004
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SOIL HAZARDS
For
131 FiAROLD AVE, SAN FRANCISCO, CA 94112
AP1V 6979-013
SUBSlDENC�
Based on PROPERTY I.D,'s research of specific maps or data for San Francisco Cownty, the following
determination is made:
SUBJECT PROPERTY IS NOT LOCATED IN AN AREA OF M.�JOR POTENTIAL
SUBSIDENCE HAZARD
DISCUSSION:
Subsidence is the gradual settling or sinking of the earth's surface with little or no horizontal motion due to the
loss of solids or liqui�s from the subsurface. The compaction of alluvium and settling of the land surface is a
process that occurs over several years, except when prompted by seismic shaking. Subsidence can cause property
damage azid could progressively deteriorate structures over time. As such, stricter construction and development
requirements may apply that could affect building materials and standards used. Structures may experience more
hairline cracks in the walls and slabs. Tnundation or flooding may also be a secondary effect of subsidence.
COPYRIGHT 8 2014 PROPERTY I.D., PJI rights reserved. Page 1(�
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- Iviiu 1°2` Mas 3`5° or 2°6`
� DOUBLE CASIIvIENT
- Min 3°2° Max 6"5a or 5"6"
15 square feet maximum vent size
- Min vent width I6 Max vent width 3°
- Min vent height 1" Max vent height 6°
Minimum egress for casement is 2°4"� or 3°3°
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4VOt7� FiN9SN1�1G — WOQ�;CLAD SERIES
The unfinished wood interior surfaces inust be finished and sealed
promptly for best results and protection. For maximum protection,
finish the inEerior wood surfaces prior to, or immetliately after
installation. If the product is to be storetl for any length of time
before installation, avoid exposure to any moisture conditions. Do
not expose the unfinished wootl to high heat, high humitlity, or
excessive construction moisture conditions. Unfinished wood sur-
faces subject to water darnage at the jobsite, or left unfinished
before/after installation so that the wood interior surfaces become
stained or damagetl, will not be considered as "defective in
materials or workmanship" untler the terms of A4ilgard's Warranty.
Do not apply any finishes to the weatherstrip.
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FEBRUARY 2009
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EARTHQUAKE FAULT ZONES
(continued)
Fault rupiure can occur during moderate to large earthquakes and is a function of magnifude and the total length
of the fault. Fault rupture accounts for only a small percentage of earthquake damage and may be rapid and
sudden, as ;�vith a ma�or ear�-�hquzk�, or car, cccuz over zn exter.ded period of time.
I2r,FliaiiTiaN�:
For fault disclosures that contain fault activity information, the definitions below describe these activity
designations.
Active -"Active" faults are defined as faults that have been active within the last 0 to 11,000 years.
Potentially Active -"Potentially Active" faults are defined as faults that may have been active between 11,000
years and 500,000 years ago.
Conditionally 1�ctive -"Conditionally Active" faults are defined as faults that may have had activity 750,000
years ago or uncertain activity.
COPYRIGHT � 2014 PROPERTY I.D., All rights reserved. Pdge 11
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Casement Windows
The 3510, 3510U Series Casement in both WoodClad and
Ultra Fiberglass Windows blend the energy effictency and
overall aesthetic appeal of wood windows witli the low
maintenance and structural integriry of pultruded fiberglass.
Our available full finish wood liners are designed for both
Zx4 and Zx6 construction, We can malce your jamb e�,ten-
sivns virtually ai�y custorn size. Outside, the durable paint-
ed fil�ish won't peel or mildew — it never needs painting
again. But unlilce vinyl, it cal� be painted to mmplement
any home.
The 3510 and 3510U Series is designed as a casement window
(swinging outward from hinges on right or left side!, Casement
windows can be used alone or in tandem with other fiberglass
windows for virtually any design need.
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COMPOSITE FRAME
Milgard's WoodCiad composite frame consists of a structural
pultruded fiber�lass foundation joined with an interior reveal of
premium wood veneer.
Like all Milgard windows, pario doors ar�d skylights, the Miigard's Ultra frame is based on the same structural pultnzded
UltraTM 6r WoodCladT"' Series carry a Full Lifetime fiberglass foundation, with the interior reveal painted white.
Warranty to the original, single family homeowner, cover- Other standard interior colors are available.
ing bvtli materials and labor. Tfle Ultra �r WoodClad series
also carry a lifetime glass breakage warranty. The Milgard The exterior frame is available in any of the standard baked-on
Wai'ratlty is fully tratisferable for up to ten years. enamel finishes. Consult with your Milgard representative for
additional color options.
Commercial and multi-family or apartment�rojects are cov- From inside of frame to nail flange is 1-7/8", and from outside
ered by a 10 year Warranry from the date of manufacture, of window frame to include nail fin is 1-3/8". to give you a 3-
covering all materials and labor, includii�g the glass unir("s). 1/4" overall frame depth.
For complete warranty dei-ails visir milgard.com.
LANDSLIDE SUSCEPTIBILITY
For
131 HAROLD AVE, SAN FRANCISCO, CA 94112
APN 6979-013
Based on PROPERT'Y I.D.'s research of the current maps and information issued by the California Geological
Survey, the following determinatian is made:
SUBJECT PROPERTY IS IVOT LOCATED IN AN OFFICIALLY DESIGNATED
EARTHQUAKE-INDUCED LANDSLIDE HAZARD ZQNE
Note: Additional /]ocal de6eimination(s) below, when listed, may differ from the seismic haza�d determination found in the Natural Hazard Disclosure Statement
("NH17S"). Differentiation can occur because the determination made in the lYIIDS is based on specitic maps prepared by the Califomia Geologic Survey (State
Seismic Nazard Mapping Act), while the determination(s) below am based on different offidal maps and/or information.
Based on PROT'ERTY I.D.'s research of maps and/or information obtained irom the United States GeoIogical
Survey (USGS), the following determination is made:
SUBJECT PROPERTY IS LOCATED IN A LANDSLIDE AREA (FEW LANDSLIDES)
Based on PROPERTY I.D.'s research of specific maps or data for California, the following determination is made:
SUBJECT PR�PERTY IS NOT LOCATED IN AN AREA OF IDENTIFIED EARTH
MOVEMENT
DISCUSSION:
Landslides and other ground failures may occur during earthquakes, tr-iggered by the strain induced in soil and
rock by the ground shaking vibrations, and during non-earthquake conditions, most frequently during the rainy
season. Soth natural and man-made factors contribute to these slope failures.
Although landslides due to slope failure are most frequent in "wet years" with above-average rainfall, they can
occur at any time. The presence or absence of deep-rooted vegetation; surface and subsru'face drainage
conditions; thickxiess and engineering characteristics af soils and undertying weathered, partially-decomposed
rock; orientation of bedding or locaIly-high rainfall can all affect slope stability.
The influence of bedruck lithology, steepness of slope, and rates of erosion, at the very least, must all be
considered to generate an accurate susceptibility map. Any slope can be rendered wnstable by construction
activities and almost any unstable slope can also be miHgated by accepted geotechnical methods.
COPYRIGHT � 2014 PROPERTY I.D., All rights reserved. Pdge 12
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Casement
)oined frame and liners are available in standard widths of 4-
9/16" or 6-9/16" for standard wall construction. Other custom
widths are also available, subject to engineering review,
WOOD JAMB EXTENSIONS
Wood jamb extensions are an optional feature with all fiberglass
windows. All wood jamb extensions for the WoodClad series
are clear solid wood or wood with a premium veneer applied.
Wood jamb extensions for the Ultra Series are available ui both
clear solid wood, wood with a premium veneer applied or pre-
primed finger jointed wood.
NAIL-ON FIN
A 1-1/4" pre-punched, flexible naIl flange estends around the
perimeter frame, securing the window in rough openings and
acting as flashing. The 3510, 3510U Series is available without
nailing fin or with Z-Bar�M flush fin retrofit trim for use as a
replacement window.
GLAZING MATERIAL
Wet-glazed silicone sealant adheres glass in place, which seals
and cushions the glass. Rigid vinyl setting blocks are used to
support the unit above the sill, preventing glass slippage and
glass-to-frame contact. Pultruded fiberglass glazing (snap-in)
bead is applied around the exterior edge.
GLASS
Insulating dual glazed panes, 7/8" in overall thickness, are buryl
sealed for energy efficiency, with Milgard SunCoatT"' Low-E
insulating glass standard in all glazing units.
LOCKING ASSEMBLY
A multi-point locking mechanism, standard on 3510, 3510U
Series, provides added securiry and a tighter vent seal. Milgard
fiberglass casements come with 4-bar stainless steel hinges on
head and sill.
WEATHERSTRIPPING
The 3410, 3410U Series design allows two separate bulb seals
to seal out the weather.
SCREEN
Screen frames are cambered aluminum roll form, reinforced with
rigid plastic conier clips and 2 pull tab for removal. Screen Erames
are available in White and Champaign colors. The optional
PureView fiberglass screen mesh is low visibility, strong, durable
and easy to replace.
Screen frames are extruded aluminum with push pins, Screen
frames are available in Tan, Brownstone. Black and Silver col-
ors as well as premium wood veneer. The optional PureView
fiberglass screen mesh is low visibility, strong, durable and
easy to replace.
SIZING
All windows are factory-sized to fit in a framed opening,
whether new or created by removing an existing window.
Windows wiIl be 1/2" smaller than the framed (rough) opening to
allow 1/4" dearance on all sides (tolerance at +/-1/16'7. Built to
rough opening size, with 1/2" deductions automatically made, no
complex calcularions are xequired for ordering,
��
ENERGY PACKAGES
Milgard offers two energy efficiency upgrade packages that
increase U-Value perfonnance. 3D'M and 3D MAX'" use the
ENERGY STARO criteria from each climate zone and utilize
materials that are tailored to each individual dimate to increase
energy efficiency.
Note;
• Packages available in most markets and operating styles. Please see your loca]
sales representative Eor availability.
• 3D and 3D MAX energy packages are based on insulated glass units with
Single Strength (3/32'^ and Double Strength il/8'9 gLass. Some glass thick-
ness�s and intecnal grid combinations may result in ]ower enerey perfoim-
ance.
GRIDS
Both WoodClad and Ultra series windows and doors offer mul-
tiple grid configurations from seven different grid options. Grid
patterns placed inside the glazing unit include 5/8" wide flat
grids and 1-1/16" wide sculptured pattern grids. Grid pattems
that simulate true divided lites are 1 1/8" Legacy, 1 1/8"
Craftsman, 1 1/8" Vultage and 3/4" Vintage. Sna�in wood
grids attach to the interior side of the window or door and
remove for easy deanuig.
Specify requirements for matching grid patterns at the time of
ordet. If match requirements are not specified, the grids may
not line up with those in another size or series of window.
Unless otheiwise specified, the grids will divide the window
equally, with the bars set between 8-3/4" and 12" apart. A 4'0" x
3'0" picture window would be four squares wide by three
squares high.
BRICKMOULD
A 2" wide x 1-1/�" thick factory-primed wood bridcmould trim
is an available option for a finished exterior appearance.
HARDWARE
Hardwaie is available in both painted and metal finishes. An
optional fold-down operator handle is available in the same fin-
ish choices. Drapery knobs are available in white, clay and
brass finisl�es. Stainless steel is standard for hinges.
LlQUEFACTION SUSCEPTIBILITY
For
131 HAROLD AVE, SAN FRANCISCO, CA 9411�
APN 6979-�13
Based on PROPERTY I.D.'s research of the current maps and information issued by the Califomia Geological
Survey, the following determinakion is made:
SUBJECT PROPERTY IS NOT LOCATED IN AN OFFICIALLY DESIGNATED
LIQUEFACTION �-IAZARD ZONE
Note: Additional / Local determination(s) below, when listed, may difEer from Ehe seismic hazazd detennination tound in the Natural Hazard Disclosure Staiement
("MIDS"). Differentiation can occur because the determinabion made in the NHDS is based on maps prepared by the Califomia Geologic Survey in accordance
with the State Seismic Hazard Mapping Act„ while the determinatians below am based on oHicial maps prepared for another mapping program.
Based on PROPERTY I.D.'s research of the current maps issued by the United States Geological Suroey (USGS),
the following determination is made:
SITBJEC'!' PROP£RTy IS LOCA'I'ED IN A1�T A.REA d►II'I'H 'EIERY LOlN LIQUEFAC'd'IOI�
SUSCEPTIBILITY
Based on PROPERTY I.D.'s research of specific maps or data for the Bay Area, the following determination is
made:
SUBJECT PROPERTY IS LOCATED IN AN AREA OF VERY LOW LIQUEFACTION
POTENTIAL
DISCUSSION:
Liqaefaction is the sudden loss of soil strength resulting from shaking during an earthquake. The effect on
structures and buildings can be devastating, and is a ma;or contributor #o urban seismic risk. Areas most
susceptible to liquefaction are underlain bq non-cohesive soils, such as sand and silt, that are saturated by water.
Mapped liquefaction areas are fhose where historic occurrence of liquefaction, or local geological, geotechnical
condihions indicate a potential for permanent ground displacement such khat mitigation as defined in Public
Resources Code �ection 2693(c) would be required, �eciion 2693{c} defines "mitigation" to mean those measures
that are consistent with established practice and that wilI reduce seismic risk to acceptable levels.
Note: T'he map upon which Ehis determina6on is based may not show alI areas that have the potential for ]iquefaclion ox other earthquake and geofogic hazards.
Aiso, a single earthquake capable of causing liquefaction may not unifnrmly affect ihe entire area. Liquefaction zones may also contain azeas susceptible to the
effects of earthquake induced Iandslides. This siivation typically exists at or near the Eoe of existing landslides, down slope from rock fall or debris flow sourre
areas, or adjacent to steep stream banks.
COPYRIGHT � 2014 PROPERTY I.D., All rights reservad. Pa�e 13
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3510 WoodClad Assembly
Red indicates �vn�d verreer
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Exterior
Scale: 6" = 1 ' (1/2 scale)
Due to continual product research and development, details may be changed at any time. 02009
Producfs sho�•vn are not available at a!1 locations — confirm avarlability i,vith your loca! Nlilgard representative.
I ;.f_ i iiu —
�.1 13/8° � (48mm)
i(35mm) 3 1!4° Horizontal View
—
(83mm)
�.__........... 2 3/8" .. .............�
i (60mm) �
I �
I i
EARTHQUAKE GROUND SHAKING
For
131 HAROLD AVE, S,�iV FR,4NCISCO, CA 941I2
APN 6979-013
Sased on PROPERTY I.D.'s resear�h of maps and data from the Califomia lntegrated Seismic 1Vetwork (CISN),
the following determinations are made:
SUBJECT PROPERTY IS LOCATED IN AN AREA SUBJECT TO SEVERE GROUND
SHAKING AND MODERATE-HEAdY I)AMAGE TO PROPERTY(MM dIII) IN
PQTENTIAL EARTHQUAKE SCENARIOS
MODIFIED MERCALLI (MM) II3TENSITY SCALE - POTENTIAL SHAKING AND DAMAGE LEVELS
I�7. Lig�4 �ha4cing, �iaimal Datnage: Hanging objects swing, vibration like heavy trucks passing, windows
and doors rattle
V. Moderate Shaking, Minimal Damage: Pictures move, liquids disturbed, sleepers awakened
VI. Strong Shaking, Nonstructural Damage: Objects Eall, felt by all, pictures may fall off walls, shrubbery
shakes
VII. Very Strong 6haking, Moderate Darnage: Difficult to stand, some cracks in plaster, some damage to
unre'vnfarced masonry buildings
VIII. Severe Shaking, Moderate-Heavy Damage: Critical or extensive damage to stone buildings, steering of
cars afFected, fall of stucco and some masonry walls, fall of chimneys, homes move if on weak foundations
IX. Violent Shaking, Heavy Damage: Poter►hal collapse of masonry buildings, many home shifted off
foundations, Erames racked, underground pipes broken
Based on PROPERT'Y I.D,'s research of maps and data from the Assoaiation of Bay Area Governments (ABAG},
the following determinations are made:
S�JBJEC'Y' FROPgi�TY YS LOCPi'Y'gD I�i AN AYtEA SUBJECT 'Y'O STI�ONG GROUAiD
�HAKIItTG AI�i� NOI�TSTRUCTURAL DAMAGE 'I'U PItOPER'TY (MM VII} IN PO'TEN'TIAL
EARTd�QiJAKE SCENARIOS
ABAG• MODY�IED MERCAi.LI (MM) INTEN5ITY SCALE - POTENTIAL SHAKING AND DAMAGE LEVELS*
V. LighY Shaking, Minimal Damage: Piciures move, liquids disturbed, sleepers a�cvakened
VY. Moderate Shaking,l�Yinimal Damage: Objects fall, felt by all, pictures may fall off walls, shrubbery
shakes
VII. Strong Shaking, Nonstructural Damage: Difficult to stand, some cracks in plaster, some damage to
unreinforced masonry buildings
VIII. Very Strong Shaking, Moderate Damage: Critical or extensive damage to stone buildings, steering of
cars affected, fall of stucco and some masonry walls, fali oE chimneys, homes rnove if on weak foundations
IX. Violent Shaking, Heavy Damage: Potential collapse of masonry buildings, homes can shift off
foundations, frames damaged, underground pipes broken
COPYRIGHT�20�4 PROPERTY I.D., AA righis roserved. Page lt�
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2 3!8„
(6dmm)
�
Exterior
Scale: 6" = 1' (1/2 scaleJ
Due to coniinua! prodcrct research and oevelvpmen(, deiails �nay be changed at any time. 0200�J
Products shown ai� nof available af all locaiions — confirm availabiliry avith yourlocal Milgard representative.
-., _ i r�a _.._....,.:
-._
1 3/8" � (48mm)
�(35mm) 31I4�-__ - Horizontal Urew
(83mm)
.,,,, _. ___ 2 3t8° .._ ._.. _,._;
(60mm)
EARTHQUAKE GROUND SHAKING
(continued)
X. Very �liolent 5haking, Ex�reme Damage: Most masonry and hame structures destroyed, some bridges
destroyed, serious damage to dams and dikes, large landslides o�cur
(•Note:'Fheses descrip6ons of shaking and damaQe {evels a� specific to the ABAG Groundshaking disclosure, they shouid not be applied gene7ally to the
bIIvII)
DISCU55ION:
Ground Shaking studies provide a prediction of �,vhat may happen in future earthquakes, incluc3ing �cvhat kind of
damage can oc�ur and what types of soils will have problems. As a prediction, the information frozn Ground
Shaking studies provide a generalized view oE what can occur during a large earthquake, but specific damage to
speci{ic buildings cannot be predicted. Loose, soft, recently deposited soils are the most susceptible to ground
shaking amplification, and other hazards associated with seismic acfivity.
Ground shaking hazards exist throughout California. The potential damages in skrong earthquake scenarios range
from minimal to extreme, with corresponding shaking se�erity ranging from very weaic to very violent.
Seismologists modeled various ground shaking scenarios for active faults to highlight the hazards shaking can
present in a strong earthquake.
For further information about the CISN: http://www.cisn.org/ and
http://www.cisn. org/shakemap/sc/shake/about.hkml# scenario
For further Information about the ABAG Earthquake and Hazards Program: http://quake.abag.ca.gov/shaking/
C4PYRlGHT � 2014 PROPERTY 1.D., a� ��9h�s resaNed. Page 15
�l��t tt�7 �.�.
Project Comments
Date:
To:
From:
October 7, 2014
� Engineering Division
(650) 558-7230
X Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Design Review for a new, two-story single family
dwelling and detached garage at 1444 Cortez Avenue, zoned R-1,
APN: 026-014-330
Staff Review:
No further comments.
All conditions of approval as stated in the review dated 8-29-2014 will apply to this
project.
Reviewed by:
Date: 10-7-2014
� Project Comments
Date:
To:
From:
August 28, 2014
0 Engineering Division
(650) 558-7230
X Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Design Review for a new, two-story single family
dwelling with a detached garage at 1444 Cortez Avenue, zoned
R-1, APN: 026-014-330
Staff Review: September 1, 2014
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, 2013 then this project must
comply with the 2013 California Building Codes.
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
ndicates the page of the plans on which each Measure can be found.
' 3) lace 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.)
4)' n 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) Anyone who is doing business in the City must have a current City of Burlingame
business license.
6) Provide fully dimensioned plans.
7) Provide a fully dimensioned site plan which shows the true property boundaries, the
location of all structures on the property, existing driveways, and on-site parking.
8) Provide existing and proposed elevations.
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
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.
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 finaled. No occupancy of the
building is to occur until a new Certificate of Occupancy has been issued.
11) 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 � 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.
12) 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.
�Show the distances from all exterior walls to property lines or to assumed property lines
�'(��how the dimensions to adjacent structures.
15) Obtain a survey of the property lines.
�` fhe plans seem to indicate that the garage structure is three feet from the property line.
To comply with the opening protection required in 2013 CBC, Table 705.8 the building
face must be more than three feet from the property line or the gable end venting must
be eliminated and attic ventilation must be achieved through other means.
��n the plans specify that the roof eaves will not project within two feet of the property
line.
1'���,.Indicate on the 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)
��ooms that could be used for sleeping purposes must have at least one window or door
that complies with the egress requirements. Specify the location and the net clear
opening height and width of all required egress windows on the elevation
_ rawin s. 2013 California Residential Code (CRC) §R310.
�f any shoring is proposed, indicate on the plans that, at the time of Building Permit
application, plans and engineering will be submitted for shoring as required by 2013
CBC, Chapter 31 regarding the protection of adjacent property and as required by
OSHA. On the plans, indicate that the following will be addressed:
a. The walls of the proposed basement shall be properly shored, prior to construction activity.
This excavation may need temporary shoring. A competent contractor shall be consulted for
recommendations and design of shoring scheme for the excavation. The recommended design
type of shoring shall be approved by the engineer of record or soils engineer prior to usage.
b. All appropriate guidelines of OSHA shall be incorporated into the shoring design by the
contractor. Where space pertnits, temporary construction slopes may be utilized in lieu of
shoring. Maximum allowable vertical cut for the subject project will be five (5) feet. Beyond
that horizontal benches of 5 feet wide will be required. Temporary shores shall not exceed 1 to 1
(horizontal to vertical). In some areas due to high moisture content / water table, flatter slopes
will be required which will be recommended by the soils engineer in the field.
c. 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 far the
protection of life and property during construction of the building.
d. Shoring and bracing shall remain in place until floors, roof, and wall sheathing have been
entirely constructed.
e. 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 degee wedge up the slope from the base of
the retaining wall) and / or driveway surcharge loads.
21j 'fi any shoring is proposed, indicate on the plans that an OSHA permit will be obtained
for the shoring* at the excavation in the basement per CAL / OSHA requirements. See
the Cal / OSHA handbook at: http://www.ca-osha.com/pdfpubs/osha userquide.pdf
* Construction Safetv Orders : Chapter 4, Subchapter 4, Article 6, Section 1541.1.
22 Indicate on the plans that a Grading Permit, if required, will be obtained from the
Department of Public Works.
23) Provide guardrails at all landings. NOTE: All landings more than 30" in height at any
point are considered in calculating the allowable lot coverage. Consult the Planning
Department for details if your project entails landings more than 30" in height.
24) Provide handrails at all stairs where there are four or more risers. 2013 CBC §1009.
25) Provide lighting at all exterior landings.
NOTE: A written response to the items noted here and plans that specifically address
items 3, 4, 13, 14, 16, 17, 18, 19, 20, 21, and 22 must be re-submitted before this
project can move forward for Pla ing Commission action.
Reviewed by: ��"l �' ' � Date: 8-29-2014
Joe Cyr, CBO -558-7270
`.
��.__-_---_---._,_.� . ... -----. -.._�...r....__.....-------
Date:
To:
From:
Project Comments
October 7, 2014
� Engineering Division
(650) 558-7230
0 Building Division
(650) 558-7260
X Parks Division
(650) 558-7334
Planning Staff
0 Fire Division
(650) 558-7600
0 Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Subject: Request for Design Review for a new, two-story single famity
dwelling and detached garage at 1444 Cortez Avenue, zoned R-7,
APN: 026-014-330
Staff Review:
�Irrigation plan indicates only 4 arcular sprinkler heads with significant
overs pray. Re-desi gn plan with comer and half circle heads to improve
coverage and efficiency.
a ?
�'1�.��; � ; :�� �' �" -�� ,� ��' � � I •'7. -�Y ��:�� i ���'ICf �.,1 rAi �, ,
`�/I�/ G�/�� ����o2t�'J� i�Yld?� l�lc�' ���,
�`'��'�` % u=' °�� G'��_'GGtez�C�%. ����.L�
��i.��c� •,<=(� % �dy�eQ' ,�'0
Reviewed by: B Disco
�" 4���a% �.
``'o� ia��� ;
�
Date: 10/14/14
Project Comments
Date:
To:
From:
October 7, 2014
� Engineering Division
(650) 55�7230
� Building Division
(650) 558-7250
X Parks Division
(650) 558-7334
0 Fire Division
(650) 55&760Q
0 Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Design Review for a new, two-story sing{e family
dwelling and detached garage at 1444 Cortez Avenue, zoned R-1,
APN: 026-014330
Staff Review:
�Irrigation plan indicates only 4 circular sprinkler heads with significant
overspray. Re-design plan with comer and half circle heads to improve
coverage and efficiency.
Reviewed by: B Disco
Date: 10/14J14
OUiDOOR WATER 11SE EFFICIENCY CHECKLIST
• : - e • - � • � s e '
I c ify t the su ' c project meets the specified requirements of the Water Conservation in Landscaping Ordinance.
I�/I%I�
Sign ure Date
' L�' - . . . '- y� F�� �
,. . . .. . .. f,' k
_ 1, . � .. .. . . y�P� -
3'
Single Family'❑ Multi-Family ❑ Commercial ❑ Institutional Li Irrigation`only 0 Industrial ❑ Other:
Applicant Name (print): Contact Phone #: — � �
Project Site Address: Agency Review
Project Area (sq.ft. or acre): # of Units: # of Meters: (Pass) (Fail)
Total Landsc pe Area (sq.ft,): � �
,. �a_ �..f � a :.s �
,,�� . �
�° �' Turf Irrigated Area (sq.ft.): � �
' Non-Turf Irrigated Area (sq.ft.): � �
� Special Landscape Area (SLA) (sq.ft.): � �
Water feature Surface Area (sq.ft.):
. :�: f� E ,,7, �;�4,0�
. , , . .....�•.�.•..•...•....
Turf Less than 25% of the landscape area is ❑ yes � �
turf �No, See Water Budget
All turf areas are > 8 feet wide ❑ Yes. � �
All turf is planted on slopes < 25% ❑ Yes � �
Non-Turf At least 80% of non-turf area is native ❑ Yes � �
or low water use plants ❑ No, See Water Budget
Hydrozones Plants are grouped by Hydrozones ❑ Yes � �
Mulch At least 2-inches of mulch on exposed �Yes �� �
soit surfaces
Irrigation System Efficiency 70% ETo (100% ETo for SLAs) ❑ Yes � �
No overspray or runoff Yes �
Irrigation System Design System efficiency > 70% Yes �
Automatic, self-adjusting irrigation No, not required for Tier 1 ❑ ❑
controllers ❑ Yes
Moisture sensor/rain sensor shutoffs ❑ Yes � �
No sprayheads in < 8-ft wide area es � �
Irrigation Time System only operates between 8 PM Yes �
and 10 AM
Metering Separate irrigation meter No, not required because < 5,000 sq.ft. ❑
❑ Yes
Swimming Pools / Spas Cover highly recommended ❑/� es °� �
� No, not required
Water Features Recirculating Yes -� �
Less than 10% of landscape area Yes �
Documentation Checklist Yes �"` �
Landscape and Irrigation Design Plan Prepared by applicant �' ❑
❑ Prepared by professional
Water Budget (optional) Prepared by applicant .0� ❑
❑ Prepared by professional
Audit Post-installation audit completed ❑ Completed by applicant ❑ ❑
❑ Completed by professional
VIIATER �UDGEi CALCULATION WORKSHEETS
�E�TIO1�1 /�. I�IYDROZONE INFORMATION TABLE
Please complete the hydrozone table(s) for each hydrozone. Use as many tables as necessary
to provide the square footage of landscape area per hydrozone.
Hydrozone Zone or Valv� irrigation Area Percent (%) of
(a) Number Method (b) (Sq. Ft.) Landscape
Area
A 21
8 2�
G � 5
L t 2
�
l0.
� 2
M 1� �- .5
L S 2
S �l
Tota( 100%
(a) Hydrozone:
F-�W = High Water Use Plants
;'.':' = A.�o�erate Water Use Plants
_,'.' _ ! c:� V'/ater Use Plants
(b) Irrigation Method:
MS = Micro-spray
S = Spray
R = Rotor
6= Bubbler
D= Drip
0 = Other
WATER �UDGET CALCULA7'ION WARE(SHEEiS
SECTION B. WATER BIJDGET C/�LCULI�TIONS
Section B1. Maximum Applied Water Allowance (MA9NA)
The project's Maximum Applied Water Allowance shall be calculated using this equation:
MAWA =(ETo) (0.62) [(0.7 x LA) +(0.3 x SLA)]
where:
MAWA = Maximum Applied Water Ailowance (gallons per year)
ETo = Reference Evapotranspiration (inches per year)
0.62 = Conversion factor (to gallons per square foot)
0.7 = ET Adjustment Factor (ETAF)
LA = Landscaped Area includes Special Landscape Area (square feet)
0.3 = the additional ET Adjustment Factor for Special Landscape Area (1.0 - 0.7 = 0.3)
SLA = Portion of the landscape area identified as Special Landscape Area (square feet)
Maximum Applied Water Allowance = 2(p,.2S2.2� gallons per year
Show calculations.
M�wa =C3�) �ooc�2� CCO.� x�A)�(o.3 x �u���
� C3�) Co. ���L(o.� � ►���)+(0.3 � o»
� C��,� Co , �2� ( � ae5. t)
MRWA = �, 252. 23 �p�.
Effective Precipitafiion (Eppt)
If considering Effective Precipitation, use 25% of annual precipitation. Use the following
equation to calculate Maximum Applied Water Allowance: 2°/� �� �>� � q,��
MAWA= (ETo — Eppt) (0.62) [(0.7 x LA) +(0.3 x SLA)]
Maximum Applied Water Allowance = I`� �� a`�. I� gallons per year
Show calculations.
M�WP�= C3�- °�.�5 CQ.�`�C(c�.�� I�►�+ Co.3x o
�P�WAa C2�. Z�� Co.��)tCo S5 +s�i�+co»
M�uJA= Cz�,�) �o.�Z) C
MA,�A- i9�o��. �� ��
�IIAiEIt �UDGET CALCULl�►TION WORKSHEETS
S�CTION �. IMATEIa BUDGET C/ALCULATIONS
Section B2. Estimated Total Water Use (ETVNU)
The project's Estimated Total Water Use is calculated using the following formula:
ETWU =(ETo)(0.62) P 1E A+ SLA
where:
ETWU = Estimated total water use per year (gallons per year)
ETo = Reference Evapotranspiration (inches per year)
PF = Plant Factor from WUCOLS
HA = Hydrozone Area [high, medium, and low water use areasj (square feet)
SLA = Special Landscape Area (square feet)
0.62 = Conversion Factor (fio gallons per square foot)
IE = Irrigation Efficiency (minimum 0.70)
Hydrozone Table for Calculating ETWU
Please complete the hydrozone table(s). Use as many tables as necessary.
Plant PF x HA
Plant Water Factor Area (HA) (square
H drozone Use T e s PF s uare feet feet
Estimated Total Water lJse= ���1��•�� gallons
Show calculations.
�S�e
.
G�;� ac�� J
Estimated Total Water Use (ETWU)
Hydrozone Plant Water Use Plant Factor (PF) Area (HA) (Square PF x HA (Square
Type(s) Feet) Feet)
A Low 0.1 21 2.1
B Low 0.2 20 4
C Medium 0.5 57 28.5
D Low 0.1 21 2.1
E Low 0.2 443 88.6
F Medium 0.4 163 65.2
G Medium 0.4 29 11.6
H Medium 0.4 71 28.4
I Low 0.3 501 150.3
1 Low 0.3 176 52.8
ETWU = C�o 0 , �� � �A + s�
�C .�2� TE
-� C 3°� ) C0. c�2)
� 2�-. I 8
�k�3, Cn
___-_— t
0
o,�-o
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= IL�,� �- �. 5i� al I on s
Project CommQnts
Date:
To:
August 28, 2014
� Engineering Division
i���1i ��o � Sqrl
� :1' Lv� vc:.i': �vL'
� Building Division
(650} 558-726D
� Fire Division
/cGlSi F��i �cnf�
�iivli� �iv:J�. vv
� Stormwater Division
(650) 342-3727
� City Attorney
� Yi."_�Sf7i �'�7�r�-! i�iv
X Parks Division
., .�..,
��ii, _ �is-i _�_i�a
From
Planning Staff
Subject: Request for Design Review for a new, two-story single family
.d._. I!e_ e.:�4+_ n r1_�4.s_ L...,,t n.• �4 �tAA .,L A Rn:e� �
aiY�i�i��ii� �riiu� a ucaaa.ii�ii u���l.i� ci► ���fi �ti�'L ii�i���ui�. I'��ii�i.i
R-1, APN: 026-014-330 Y Y .
Staff Review: September 1, 2014
1. No existing tree over 48 inches in circumference at 54 inches from base of
tree may be removed without a Protected Tree Permit from the Parks Division
(558-7330)_
�� L��l�c�-��p nl�� !S r�r��irP� #� �'1P�# `i��tPr rn�caN�ti�f? !n I ar��lc�?�2
Regulations" (attached}. Irrigation Plan required for Building permit. Audit due
for Final.
� Completed landscape must include 3 landscape trees (non-fruit bearing) for
final inspection. At least one tree must be large stature tree. Japanese maples
iisi musi be uprighi v�neiy.
Reviewed by: B Disco
Date: 9/2/14
Project Comments
Date:
To:
From:
August 28, 2014
X Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
� Parks Division
(650) 558- 7334
� Fire Division
(650) 558-7600
0 Stormwater Division
(650) 342-3727
0 City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Design Review for a new, two-story single family
dwelling with a detached garage at 1444 Cortez Avenue, zoned
R-1, APN: 026-014-330
Staff Review: September 1, 2014
1. See attached review comments #1, 2, 5, 14 and 20.
2. Applicant is advised to call City Arborist regarding potential relocation of
sidewalk area for street trees in the planter strip.
3. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Reviewed by: V V
Date: 9/10/2014
�
�, PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION
PLANNING REVIEW COMMENTS (�JEW �� �
Project Name: �iL� T u�' 1,�
Project Address:� ��%��`
The following requirements apply to the project
1 �� A property boundary survey shall be preformed by a licensed land
surveyor. The survey shall show all property lines, property corners,
easements, topographical features and utilities. (Required prior to the
building permit issuance.)
2 �_ The site and roof drainage shall be shown on plans and should be made to
drain towards the Frontage Street. (Required prior to the building permit
issuance.)
3. The applicant shall submit project grading and drainage plans for
approval prior to the issuance of a Building permit.
4 The project site is in a flood zone, the project shall comply with the City's
flood zone requirements.
7� ��?tt uaaM'
5 �_ ��anitary sewer lateral�! is required for the project in accordance with
the City's standards. )
6. The project plans shall show the required Bayfront Bike/Pedestrian trail
and necessary public access improvements as required by San Francisco
Bay Conservation and Development Commission.
7. Sanitary sewer analysis is required for the project. The sewer analysis
shall identify the project's impact to the City's sewer system and any
sewer pump stations and identify mitigation measures.
8 Submit traffic trip generation analysis for the proj ect.
9. Submit a traffic impact study for the project. The traffic study should
identify the project generated impacts and recommend mitigation
measures to be adopted by the project to be approved by the City
Engineer.
10. The project shall file a parcel map with the Public Works Engineering
Division. The parcel map shall show all existing property lines, easements,
monuments, and new property and lot lines proposed by the map.
Page 1 of 3
U:\private development�PLANNING REVIEW COMMENTS.doc
! ,
PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION
11. A latest preliminary title report of the subject parcel of land shall be
submitted to the Public Works Engineering Division with the parcel map
for reviews.
12 Map closure/lot closure calculations shall be submitted with the parcel
map.
13 The project shall submit a condominium map to the Engineering Divisions
in accordance with the requirements of the Subdivision Map Act.
14 _�, The project shall, at its own cost, design and construct frontage public
improvements including curb, gutter, sidewalk and other necessary
appurtenant work.
15 The project shall, at its own cost, design and construct frontage streetscape
improvements including sidewalk, curb, gutters, parking meters and poles,
trees, and streetlights in accordance with streetscape master plan.
16 By the preliminary review of plans, it appears that the project-n:ay cause
adverse impacts during construction to vehicular traffic, pedestrian traffic
and public on street parking. The project shall identify these impacts and
provide mitigation measure acceptable to the City.
17 The project shall submit hydrologic calculations from a registered civil
engineer for the proposed creek enclosure. The hydraulic calculations
must show that the proposed creek enclosure doesn't cause any adverse
impact to both upstream and downstream properties. The hydrologic
calculations shall accompany a site map showing the axea of the 100-year
flood and existing improvements with proposed improvements.
18 Any work within the drainage area, creek, or creek banks requires a State
Department of Fish and Game Permit and Army Corps of Engineers
Permits.
19 No construction debris shall be allowed into the creek.
20 Q The project shall comply with the City's NPDES permit requirement to
prevent storm water pollution.
21 The project does not show the dimensions of existing driveways, re-
submit plans with driveway dimensions. Also clarify if the project is
proposing to widen the driveway. Any widening of the driveway is subject
to City Engineer's approval.
22 The plans do not indicate the slope of the driveway, re-submit plans
showing the driveway profile with elevations
Page 2 of 3
U:\private development�PLANNING REVIEW COMMENTS.doc
. ` ,
PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION
23 The back of the driveway/sidewalk approach shall be at least 12" above
the flow line of the frontage curb in the street to prevent overflow of storm
water from the street into private property.
24. For the takeout service, a garbage receptacle shall be placed in front. The
sidewalk fronting the store shall be kept clean 20' from each side of the
property.
25. For commercial projects a designated garbage bin space and cleaning area
shall be located inside the building. A drain connecting the garbage area to
the Sanitary Sewer System is required.
Page 3 of 3
U:\private development�PLANNING REVIEW COMMENTS.doc
Project Comments
Date:
To:
From:
August 28, 2014
� Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
X Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Design Review for a new, two-story single family
dwelling with a detached garage at 1444 Cortez Avenue, zoned
R-1, APN: 026-014-330
Staff Review: September 1, 2014
Provide a residential fire sprinkler system throughout the residence:
1. Provide a minimum 1-inch water meter.
2. Provide a backflow prevention device/double check valve assembly — A
schematic of water lateral line after meter shall be shown on Building 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.
Reviewed by:
C. Reed
-C��
Date: 9-4-14
Project Comments
Date:
To:
From:
October 7, 2014
� Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
Planning Staff
� Fire Division
(650) 558-7600
�Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Subject: Request for Design Review for a new, two-story single family
dwelling and detached garage at 1444 Cortez Avenue, zoned R-1,
APN: 026-014-330
Staff Review:
1. Project as currently proposed is not a C.3.i project.
2. All other comments apply and will be addressed during the building permit
submittal.
Reviewed by: EJ/ �
Date: 10/9/2014
Project Comments
Date: August 28, 2014
To: � Engineering Division � Fire Division
(650) 558-7230 (650) 558-7600
0 Building Division x Stormwater Division
(650) 558-7260 (650) 342-3727
� Parks Division � City Attorney
(650) 558-7334 (650) 558-7204
From: Planning Staff
Subject: Request for Design Review for a new, two-story single family dwelling with a
detached garage at 1444 Cortez Avenue, zoned
R-1, APN: 026-014-330
Staff Review: September 1, 2014
1) tormwater requirements are required to be implemented at stand-alone single family home
projects that create and/or replace 2,500 sq.ft. or more of impervious surFace. These
requirements are in addition to any City requirements. To determine if this project is subject to
� those requirements complete, sign and return the attached "Stormwater Checklist for Small
Projects." For additional information about these requirements please refer to the attached flyer
"New Stormwater Control Requirements Effective 12/1/12" and by visiting the San Mateo
County Stormwater Pollution Prevention Program (SMCWPPP) website at:
http: J/fiowstobay. orglne�n��sve4opment
2) Any construction project in the City, regardless of size, shall comply with the City's NPDES
(stormwater) permit to prevent stormwater pollution from construction activities. Project
proponent shall ensure all contractors implement appropriate and effective Best Management
Practices (BMPs) during all phases of construction, including demolition. When submitting plans
for a building permit include a list of construction BMPs as project notes on a separate full size
plan sheet, preferably 2' x 3' or larger. Electronic file of a BMP Plan Sheet is available for
download at:
http: //flowstabay. orq/construction
3) Best Management Practices (BMPs) requirements apply on any projects using architectural
copper. To learn what these requirements are, see attached flyer "Requirements for
Architectural Copper." Electronic file is available for download at:
http://flowstobay. orglnewdevelapment
4) All surfaces must be labeled as to whether it is pervious or impervious. Details must be
provided for impervious surfaces such as driveways, patios, sidewalks, etc.
For assistance please contact Eva J. at 65Q-342-3727.
Reviewed by: EJ ��� Date: 9/4/2014
i�Vat�r Pollution
Preventi�n Program
CleanYVater. �-�-.- ., �.. .. .
�€��s�������� ��� ����.:�:��� ��� �����c�� � _ ��
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�'�'�ri f','��,'s i��ii�31 I`�"v�yf`<�!i 1
Requirements for Architectural Copper
Protect water quality during installation, cleaning, treating, and washing!
Copper from Buildings May Harm Aquatic Life
Copper can harm aquatic life in San Francisco Bay. Water that comes
into contact with architectural copper may contribute to impacts,
especially during installation, cleaning, treating, or washing. Patination
solutions that are used to obtain the desired shade of green or brown
typically contain acids. After treatment, when the copper is rinsed to
remove these acids, the rinse water is a source of pollutants.
Municipalities prohibit discharges to the storm drain of water used in the
installation, cleaning, treating and washing of architectural copper.
:; a �,��'�^; ,�
) <F ,
Use Best Management Practices (BMPs)
The following Best Management Practices (BMPs) must be implemented to prevent prohibited
discharges to storm drains.
During lnstallation
� If possible, purchase copper materials that have been pre-patinated at the factory.
• If patination is done on-site, implement one or more of the following BMPs:
o Discharge the rinse water to landscaping. Ensure that the
rinse water does not flow to the street or storm drain.
Block off storm drain inlet if needed.
o Collect rinse v�ater in a tanl< and pum� to the sanitary
sew�r. Con�iac�t yc;uw- iocal sar�itary �-e���eE- ac�e��cy ����or�
discharging to the sanitary sewer.
o Collect the rinse water in a tank and haul off-site for
proper disposal.
Consider coating the copper materials with an impervious
coating that prevents further corrosion and runoff. This will
also maintain the desired color for a longer time, requiring
less maintenance.
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Storm drain inlef is blocked to prevent
prohibited discharge. The water must be
pumped and disposed of properly.
During Mainfenance
Implement the following BMPs during routine maintenance activities, such as power washing the roof,
re-patination or re-application of impervious coating:
• Block storm drain inlets as needed to prevent runoff from entering storm drains.
• Discharge the wash water to landscaping or to the sanitary sewer (with permission from the local
sanitary sewer agency). If this is not an option, haul the wash water off-site for proper disposal.
Protect the �ay/Ocean and yourself!
If you are responsible for a discharge to the storm drain of non-
stormwater generated by installing, cleaning, treating or washing
copper architectural features, you are in violation of the municipal
stormwater ordinance and may be subject to a fine.
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Pnoto credit. Don Edwards Nationa! �ldlile Sanctuary
Contact Information
The San Mateo Countywide Water Pollution Prevention Program lists municipal stormwater contacts at
�vwv�l.fl�wstoba�.orq (click on "Business", then "New Development", then "local permitting agency").
FINAL February 29, 2012
Buifding with copper flashing,
gutter and drainpipe.
n a CITY OF BURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
- 4, BURLINGAME, CA 94010 ;
- PH: (650) 558-7250 • FAX: (650) 696-3790 � '' = � �����
� � , �,
- www.burlingame.org ; � 10131/2014
.� � ,
r,,F�._:r � _ .. c� � ;,in
Site: 1444 CORTEZ AVENUE
The City of Burlingame Planning Commission announces the
following puhlic hearing on MONDAY, NOVEMBER 10, 2014
at 7:00 P.M. in the City Hall Council Chambers, 501 Primrose
Road, Burlingame, CA:
Application for Design Review for a new, two-story single
family dwelling antl detached garage at 1444 CORTEZ
AVENUE zoned R-l. APN 026-014-330
Mailed: October 31, 2014
(Please refer to other side)
PUBLIC HEARING
NOTICE
Citv of Burlinqame
�
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
raising 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 other side)
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