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Home My WebLink About1477 Cortez Avenue - Staff ReportItem # �.� Consent Calendar :,: � _ . _ _ . j , �. � � I �`{ �.'S�(1%v' )rli�rlitl,'''�� '.+.�� i u� v �*'"'��i�.i� t f ��"� yyr' � , c�_ .' � . 3;.�raYi a k,.,..,�h, + r ...r'. L�. 3: � iL'""},�.��Ets..Ri�C� � . _ - . . .. _ . PROJECT LOCATION 1477 Cortez Avenue Item # �..`�j Consent Calendar City of Burlingame Design Review Address: 1477 Cortez Avenue Meeting Date: 3/12/07 Request: Design review for a new, two-story single family house. Applicant and Property Owner: C&G Construction APN: 026-041-010 Architect: Jack McCarthy Lot Area: 6,000 SF General Plan: Low Density Residential Zoning: R-1 CEQA Status: Article 19. Categorically Exempt per Section: 15303, Class 3—(a) construction of a limited number of new, small facilities or structures including (a) one single family residence ar a second dwelling unit in a residential zone. In urbanized areas, up to three single-family residences maybe constructed or converted under this exemption. Summary: This project is located on the corner of Cortez Avenue and Adeline Drive. The applicant is proposing to demolish an existing one-story house to build a new two-story single family dwelling. The proposed house and detached garage will have a total floor area of 3,154 SF (0.53 FAR) where 3,170 SF (0.53 FAR) is the maximum allowed. The proposed floor area is 16 SF below the maximum allowed FAR. The existing two-car detached garage (462 SF, 21' x 22') will be remodeled. It provides two covered parking spaces (clear interior dimensions of 20'-5" x 21'-5") for the proposed four-bedroom house where one covered parking space (10' x 20') is required. One uncovered space (9' x 20') is provided in the drivewaywhich exits onto Adeline Drive. All other zoning code requirements have been met. The applicant is requesting the following: • Design review for a new two-story single family dwelling (CS 25.57.010). This space intentionally left blank Design Review Table 1-1477 Cortez Avenue Lot Area: 6,000 SF 1477 Cortez Avenue Plans dated: February 22, 2007 PROPOSED ALLOWED/REQ'D SETBACKS _..._ ............._............................_.. ......................_...._........................................._........_.............._ ......._............_..........._....._........................._................_......_.........................._......................_..................; ......................................... .. ..... . _ ................................._._...._..__.........._............ Front (lst flr): 21'-0" (to living room) 17'-9" (block average) (2nd flr): 29'-0" (to retreat) 20'-0" ....... _... _ .................. ............... ........................... _............................................................................. _................................................................ .................................................... ... .. . .......... .. _...... . . ... . Side (left): 5'-4" (to living room) 4'-0" (right): 8'-g" (to dining room) 4'-0" ...................................................................................................................................................................................................................................................................................................................................................................................... .. .. . Rear (lst flr): 39'-0" (to nook) 15'-0" (2nd flr): 40'-0" (to master suite) 20'-0" .................... ......................................................................................................................................................................................................................................................................................................................................................... . . Lot Coverage: 2,129 SF 2,400 SF 35% 40% _.......... .................................. ..............._ ..................................._..._.............................................................................................................................................................._... ..._................................................._... ......................................................................._.... FAR: 3,154 SF 3,170 SF 0.53 FAR 0.53 FAR' # of bedrooms: 4 --- _ ..........................._........._._....................... . .__..........._................ __....................�... _...._._.........�........................_._.............._............._.........................._..__.....__......_:..............._............__....................._._.._.........._...._......_..............__................................................................. Parking: 2 covered 1 covered �Zo�-s�� X 21�-s�� lo� X Zo�) 1 uncovered 1 uncovered (9' x 20') _ :..............................................................._(9�.._X...��).............................................................. _........ _. ................................................................_..........._..... _............ _. _ _....................----------..._...._.__........ , Hei ht: 29'-2" ; _3_��..-�� .........................._. _. __ ................_................................_ . . ...._..........._.. g . ...... ....... .... _.............................__._.........._._.._.......----- -------..... �........................... .. _...... ..... ................. DHEnvelo e: com lies CS 25.28.075 1(0.32 x 6,000 SF) + 900 SF + 350 SF = 3,170 SF (0.53 FAR) Staff Comments: See attached. February 12th, 2007 Design Review Study Meeting: At the Planning Commission design review study meeting on February 12th, 2007, the Commission commented on the architectural detailing of the proposed structure, including the porch railing, the bay and gable at the front, the inverted finial, the pitch of the roof over the dining room, and the trim on the right side of the house. The Commission moved to place the item on the consent calendar when the applicant has addressed the Commission's comments and there is space on the agenda. The applicant submitted revised plans and a response letter to the Planning Commission on February 22, 2007. The following is a list of comments made by the Commission and responses by the applicant: Add water table, base trim, or landscaping to break up the flow of the building into the ground and to break up the face of the wood siding. The architect noted that the siding of the structure has been left as originally proposed since the height of the landscaping would cover any water table trim, and would create a busy rather than clean line 2 Design Review 1477 Cortez Avenue (revised elevation dated February 22, 2007, sheets 4 and L1.0, and response letter from architect dated February 22, 2007). 2. Consider removing the railing from the front porch. Would provide openness, but also might create a safety issue. The architect noted that the railing on the front porch was removed to expose the front entry sash (revised elevation dated February 22, 2007, sheet 4, and response letter from architect dated February 22, 2007). 3. Concern was expressed regarding the gable and bay at front being out of character with the simplicity of the front, and mixed feelings were expressed about the inverted finial. The architect noted that the box window at the living room, with its proposed trim, has remained as originally proposed so as not to detract from the interest created in the overall scheme of the structure. The inverted finial also remains (revised elevation dated February 22, 2007, sheet 4, and response letter from architect dated February 22, 2007). 4. Diminutive gable at top of left elevation does not fit with the rest of the design. The architect noted that the gable has been replaced with a hip roof which blends much better with the design of the structure (revised elevation dated February 22, 2007, sheet 4, and response letter from architect dated February 22, 2007). S. Flat roof over dining room should be revised, but pitching it might bring it too close to the trim. • The architect noted that the pitch of the roof over the dining room has been reduced to match the radius roof pitch above the entry porch, allowing for the removal of the flat roof portion that was originally proposed (revised elevation dated February 22, 2007, sheet 4, plot plan dated February 22, 2007, and response letter from architect dated February 22, 2007). Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on Apri120, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and Landscaping and its proportion to mass and bulk of structural components. Findings: Based on the findings stated by the Planning Commission in the attached minutes of their February 12, 2007 design review study meeting, that overall the applicant has done a nice job with the mass and the style and respects parking patterns and the architectural style of the neighborhood by providing detached parking in the rear of the property (off Adeline), and that the design with suggested revisions is found to be compatible with the Design Review requirements of the City's five residential design review guidelines. 1477 Cortez Avenue Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be by resolution and include findings made for design review. The reasons for any action should be clearly stated 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 Department date stamped February 22, 2007, sheets 1 through 5 and L1, and that any changes to building materials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; 2. that the conditions of the Chief Building Official's December 15, 2006 and January 24, 2007 memoes, the City Engineer's December 15, 2006 memo, the Fire Marshal's December 18, 2006 memo, and the NPDES Coordinator's December 18, 2006 memo shall be met; 3. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 4. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to Planning Commission review; 5. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners and set the building footprint; 6. that prior to underfloor frame inspection the surveyor shall certify the first floor elevation of the new structure(s) and the various surveys shall be accepted by the City Engineer; 7. that 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. 8. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Department; 9. that prior to final inspection, Planning Department 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; 10. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single tertnination 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; 11. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2001 Edition, as amended by the City of Burlingame; 4 Design Review 1477 Cortez Avenue 12. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration proj ects 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; 13. that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff; 14. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; and 15. that the project is subject to the state-mandated water conservation program, and a complete Irrigation Water Management Plan must be submitted with landscape and irrigation plans at time of permit application. Lisa Whitman Zoning Technician c. Jack McCarthy, Architect 5 City of Burlingame Planning Commission Unapproved Minutes February • A good example of what can be done for this project can be found at a house on the co of Laurel and Morell that has recently had a second floor addition constructed. 816 P s also a good example, particularly of vertical wood finish. • Oval window on front elevation is nice, but round vents on front elevat' overdo it. Rectangular wood vents would look better than round vinyl vents. Leave the ve ecause they add nice detail, just revise the design. • A handrail is required on the front porch because of the fo sers. Try to get it down to three by working with the adjacent grade so that a handrail is equired. • Show a header. • Add a base or trim to the posts on the porch. • Consider shutters on the front elevation of house; would help the design immensely. • Increasing the eave overhang could en ce the design. • Show the gutters on the plans. • The rear elevation is too massiv nd is made bulkier by the stucco, short eaves, and round bents. • There is opportunity to inco ate more style into the proposed design. • The mass of the house wa ts a landscape plan; include vertical elements and automatic irrigation. • Not every window of t ouse needs to be divided lite; double-hung windows could work well with this style and • A spark arres • For the �ara� C. Deal made otion seconded b . Auran. the elevations. the chimney would enhance the design by adding detail. , look at craftsman-style doors that are made to look like camage doors. to send this project to a design reviewer with the comments made. This motion was Chai rownrigg called for a vote on the motion to refer the item to a design review consultant and bring the pr ct back on the action calendar when the design review process is complete and plans have been revised d plan checked as directed. The motion passed on a voice vote 4-1-2 (C. Osterling dissented; Cers. Cauchi and Vistica absent). The Planning Commission's action is advisory and not appealable. This item concluded at 10:05 p.m. 9. 1477 CORTEZ AVENUE, ZONED R-1— APPLICATION FOR DESIGN REVIEW FOR A NEW, TWO-STORY SINGLE FAMILY DWELLING (SEAN AND ERICA CAFFERKEY/BART AND CAROL GAUL, APPLICANTS AND PROPERTY OWNERS; JACK MCCARTHY, JACK MCCARTHY DESIGNER, INC., DESIGNER) (57 NOTICED) PROJECT PLANNER: LISA WHITMAN ZT Whitman briefly presented the project description. There were no questions of staff. Chair Brownrigg opened the public comment. Jack McCarthy, designer, responded to questions from the Commissioners: a metal rail was proposed for the front porch for simplicity and to work well with the curve of the porch; willing to add a base trim on the right and left sides to provide a break in the wood siding; will consider adding a pitch to the flat roof area; the applicant understands the impact their design choices will have on the cost but feel the investment is worth it. Other public comment: Pat Giorni, 1445 Balboa Way. Will C&G Construction be working on both 1473 Cortez and 1477 Cortez at the same time? Can they share a dumpster and debris removal? Can the dumpster be located some place other than on Adeline Drive? The designer responded that they could locate the dumpster on Cortez, but he could not confirm construction and demolition of the two projects would 13 City of Burlingame Planning Commission Unapproved Minutes February 12, 2007 occur at the same time and therefore could not guarantee debris removal could be coordinated. There were no other comments from the floor. The public comment period was closed. Commission discussion: In their discussion the Commissioner's noted the following: • Like the round elements. Design pays attention to both frontages and has lots of inerit. • Add water table trim to break up flow of building into ground, or a base trim on right and left sides to break up the face of the wood siding. Landscaping would also cover it. • Removing the railing on the porch would provide openness, but could be left on for safety purposes. • Concerned about gable and bay at front. Out of character with simplicity of front. • Mixed feelings about inverted finial. Some Commissioners felt it was a positive element to the design while others felt it was not. � Diminutive gable at top of left elevation doesn't fit. • Flat roof in rear will look like a mistake when built, but pitching it might make the roof come too close to the trim. • Confirm owner has budgeted for the cost of construction. Some elements expensive, but also very important to the design. Would not want to see this proj ect come back to the Commission with FYIs because of cost concerns during construction. C. Osterling made a motion to place this item on the consent calendar at a time when the requested revisions have been made and plan checked by staff, and there is space on an agenda. This motion was seconded by C. Auran. Chair Brownrigg called for a vote on the motion to place this item on the consent calendar when plans had been revised as directed by the Commission and there is space on the agenda. The motion passed on a voice vote 5-0-2 (Cers. Cauchi and Vistica absent). The Planning Commission's action is advisory and not appealable. This item concluded at 10:20p.m. 10. 329 OCCIDENTAL AVENUE, ZONED R-1— APPLICATION FOR DESIGN REVIEW A NEW, TWO-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE AND L PERMITS FOR A BASEMENT (RANDY GRANGE, TRG ARCHITECTS, APPLICA� �D ARCHITECT; JOE AND JULIA MCVEIGH, PROPERTY OWNERS) (49 NOTICE�p�}/PROJECT PLANNER: LISA ZT Whitman briefly presented the project descriptio ere were no questions of staff. Chair Brownrigg opened the public comme andy Grange, architect, 205 Park Road, and Joe McVeigh, property owner submitted a revised re ng of the project; noted applicant will work with neighbor at 333 Occidental to retain the fence and ing hedge; showed sample of the roof material that will not be bright orange tile; and displayed stre ape that showed the proposed house in relation to the neighboring houses. The architect and appli responded to Commissioner's questions that: the planter boxes on the left elevation, balcony, rched element at the front of the building will all be precaste; there is so much hardscape beca ey wanted a functional garage with an on-site turn-around area at the rear so that they could exit riveway in a forward direction; a large second-story patio of is not necessary but was inclu the design to create the outdoor patio area with fireplace on the ground floor; would be willing t minate balustrade and provide partial tile roof. 14 .l:�cic �1�c1::��•tl�� Ilcsi��c�•, I��c. PMB 311, 5339 Prospect Road, San Jose, California 95129 Phone/Fax (408) 973-0162 February 18, 2007 Planning Commission City of Burlingame 501 Primrose Road Burlingame, CA 94010 RE: C& G Construction, 1477 Cortez Residence RECEIVED FEB 2 2 2007 CITY OF BURLINGAAAE PLANNING DEPT. We have revised the elevations to the residence after hearing your suggestions at the meeting of February 12, 2007. Our comments and revisions are as follows: 1. The railing on the front porch has been removed to expose the front entry sash. The proposed landscaping will create the separation from the street that we are striving for. 2. The pitch on the small portion of the roof over the dining room has been reduced. It now matches the radius roof pitch above the entry porch. This allows us to remove the flat roof portion that was originally proposed below the upper window and will look much better from Adeline. 3. We have removed the small gable end on the left side elevation and replaced it with a hip roof which blends much better scheme of the structure. 4. The siding of the structure has been left as originally proposed rather than adding a water table. It is felt that the break in the siding, as suggested, would coincide with the general height of the landscaping materials along the sides of the structure and would only tend to make the structure look busy rather than the clean line as now proposed. 5. The box window at the living room has also remained as it was originally proposed. We felt that neutralizing the trim around the window would detract from the interest created in the overall scheme of the structure. We are also planning on leaving the inverted finial. We will be happy to answer any questions that you will have at the coming public hearing. Reg r , Jac cCarthy City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.ore �� CITY O� BURLINGAME APPLICATION TO THE PLANNING COMMISSION �� . � 4 x�6�qo Type of application: Design Review Special Permit Project address: 1(,� 77 G �'�-i'r= Conditional Use Permit Variance Other Parcel Number: a"^`,<m y,,�-'('�— !'. _,, .. �: : APPLICANT PROPERTY OWNER Name: G� C..� ��'��,'�l?r.rc`';. �1,. r Name: G S�'ia G,��-ra?rt-�c';�z�., Address: �. � Z- ��i[�: �' Address: � �'✓` 17�`✓� ��"V' City/State/Zip: ��a ��,' �;..-�I_,�.d � � � �i4 %Nd�� City/State/Zip: 8u�-� >�-*6,a�� G�, '��/t>> /.� Phone (w): � S D '73- =� °I5 3 Phone (w): � S�- ��3 ' o ys 3 (h): (�� a U� s _�:'= - �i `� � l ARCffiTECT/DESIGNER (h): (fl: fS.� �� -�5�1 Name: .�.a�l� / 1'G ,4 �,�v-,/ t�;��v,�-��a ,y Address: �i 3 j � (��p71�� i � �� '�`3 � � City/State/Zip: �A t�-� IoS�� '•`F' � Please indicate with an asterisk X Phone (w): �/oc`' �� -��1 � L- the contact person for this project. (h): (�: yDt3 I � � • t7 ? U � PROJECT DESCRIPTION: j2� �v�'f3 ��,i �—� �, t r>�� . � �.- r ., f p �,� �, - %.�� ¢ � � ?� �' �. .� �-� t--, v c��-- (�s � �j. � �.-;�: � � AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant's signature: ' � _ 1 l� �� t�� Date: C-� I I�� I know about the proposed application and hereby authorize the above applicant to submit this application to the Planning Commission. -, Property owner's signature: � �{,��. � Date: � � � � � �� Date submitted: R�� DEC 1 4 2006 PCAPP.FRM CITY OF BURLINGAME PLANNING DEPT. .. . ' � - s -. �. � < n �1 � �� .""�`^� , � V .J �UC J � ��+,J �� J✓ � � � \ �� C�� (�C � � Project Comments Date: December 15, 2006 . To: d City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From: Subject: Staff Review: Planning Staff ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Request for application for new finro-story home with detached garage at 1477 Cortez Avenue, zoned R-1, APN: 026-041-010 December 18, 2006 1. See attached. 2. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. Reviewed by: V V �;� � '�' � • Date: 12/15/2006 , PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION PLANNING REVIEW COMMENTS I�+� `�' �� Project Namet ��v�.1.t�t� ��u,�u � Project Address: �� !r` 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 pernut issuance.) �� (� �2� � � 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 pernut. 4 The project site is in a flood zone, the project shall comply with the City's flood zone requirements. 5 � A sa�nitary sewer lateral � is required for the project in accordance with the Ciiy'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 project. 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 I 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 appurtenan# 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 may cause adverse impacts during construction to vehicular traffic, pedestrian tra�c and public on street parking. The project sha11 identify these impacts and provide mitigation measure acceptable to the City. 17 The project sha11 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 area 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 Permiis. 19 No construction debris shall be allowed into the creek. 20 3 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 COMI��NTS.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 gazbage 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 COMIvIENTS.doc Project Comments Date: To: From: Subject: Staff Review: December 15, 2006 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 O Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Request for application for new two-story home with detached garage at 1744 Cortez Avenue, zoned R-1, APN: 026-041-010 December 18, 2006 � ri� 1) All construction must comply with the 2001 California Building Codes (CBC), the Burlingame Municipal and Zoning Codes, and all other State and Federal requirements. 2) Provide fully dimensioned plans. 3) Provide a title block on the plans that includes the name of the owner(s) and the name, address, and phone number of the project designer. 4) 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. 5) Comply with the new, 2005 California Energy Efficiency Standards for low-rise residential buildings. Go to http://www.enerqy.ca.qov/title24 for publications and details. 6) Obtain a survey of the property lines for any structure within one foot of the property line. 7) Roof eaves must not project within finro feet of the property line. 8) Exterior bearing walls less than three feet from the property line must be constructed of one- hour fire-rated construction and no openings are allowed. 9) Rooms that can be used for sleeping purposes must have at least one window or door that complies with the egress requirements. 10) Rrovide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable floor area. Consult the Planning Department for details if your project entails landings more than 30" in height. 11) Provide handrails at all stairs where there are four or more risers. 12) Provide lighting at all exterior landings. 13) NOTE: Plans that specifically address items 3 and 9 must be re-submitted before this project can move forward for Planning Commission action. �J Date: ,) �S�% � �� I � �� Projecfi Comments Date: December 15, 2006 To: ❑ City Engineer (650) 558-7230 LiChief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From: Subject: Planning Staff ❑ Recycling Specialist (650) 558-7279 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-372i ❑ City Attorney Request for application for new two-story home with detached garage at 1477 Cortez Avenue, zoned R-1, APN: 026-041-010 Staff Review: Dece 18, 2006 Project Comments Date: To: From: Subject: Staff Review: December 15, 2006 ❑ City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 [�f Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Request for application for new two-story home with detached garage at 1477 Cortez Avenue, zoned R-1, APN: 026-041-010 December 18, 2006 Provide a residential fire sprinkler throughout the residence. 1. Provide a minimum 1 inch water meter. 2. Provide backflow prevention device/double check valve assembly — 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 and shop drawings shall be approved by the Fire Department prior to installation. Reviewed by: ��`%�� Date: / Sr�e _ 6 � Project Comments Date: To: From: Subject: Staff Review: December 15, 2006 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Request for application for new two-story home with detached garage at 1477 Cortez Avenue, zoned R-1, APN: 026-041-010 December 18, 2006 1) Any construction project in the City, regardless of size, shall comp�y with the City NPDES permit requirement to prevent stormwater pollution including but not limited to ensuring that all contractors implement construction Best Management Practices (BMPs) and erosion and sediment control measures during ALL phases of the construction project (including demolition). Include appropriate stormwater BMPs as Project Notes. These BMPs include but are not limited to the following: • Store, handle, and dispose of construction materials and wastes properly to prevent contact and contamination of stormwater; • Control and prevent the discharge of all potential pollutants, including pavement cutting wastes, paints, concrete, petroleum products, chemicals, wash water or sediments, and non-stormwater discharges to storm drains and watercourses; • Use sediment controls or filtration to remove sediment when dewatering site and obtain all necessary permits; • Avoid cleaning, fueling, or maintaining vehicles on-site except in a designated area where wash water is contained and treated; • Protect adjacent properties and undisturbed areas from construction impacts using vegetative buffer strips, sediment barriers or filters, dikes, mulching, or other measures as appropriate; • PerForm clearing and earth moving activities only during dry weather; • Limit and time application of pesticides and fertilizers to prevent polluted runoff; • Limit construction access routes and stabilize designated access points; • Avoid tracking dirt or other materials off-site; clean off-site paved areas and sidewalks using dry sweeping method; • The Contractor shall train and provide instruction to all employees and subcontractors regarding the construction BMPs. 1 of 2 Project Comments Con't —1477 Cortez Ave. — New 2-story home with detached garage 2) The public right of way/easement shall not be used as a construction staging and/or storage area and shall be free of construction debris at all times. The easement shatl be protected from any site runoff. 3) Implement Erosion and Sedimentation Controls (if necessary): a. Install and maintain all temporary erosion and sediment controls continuously until permanent erosion control have been established; b. Address method(s) for diverting on-site runoff around exposed areas and diverting off-site runoff around the site; c. Address methods for preventing erosion and trapping sediment on-site. 4) Provide notes, specifications, or attachments describing the following: a. Construction, operation and maintenance of erosion and sediment control measures, including inspection frequency; b. Methods and schedule for grading, excavation, filling, clearing of vegetation, and storage and disposal of excavated or cleared material. Brochures and literatures on stormwater pollution prevention and BMPs are available for your review at the Planning and Building departments. Distribute to all project proponents. For additional assistance, contact Eva J. at 650/342-3727. Reviewed by: �� Date: 12/18/06 2of2 RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for design review for a new two-story single family dwellin� at 1477 Cortez Avenue, zoned R-1, C&G Construction, property owner, APN: 026-041-010; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on March 12, 2007, 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 Article 19 per Section: 15303, Class 3(a) — one single-family residence in a residential zone. In urbanized areas, up to three single-family residences may be constructed or converted under this exemption. 2. Said design review is approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such design review are as set forth in the minutes and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairman I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 12th day of March, 2007 by the following vote: Secretary EXHIBIT "A" Conditions of approval for design review. 1477 Cortez Avenue Effective March 22, 2007 1. that the project shall be built as shown on the plans submitted to the Planning Department date stamped February 22, 2007, sheets 1 through 5 and L1, and that any changes to building materials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; 2. that the conditions of the Chief Building Official's December 15, 2006 and January 24, 2007 memoes, the City Engineer's December 15, 2006 memo, the Fire Marshal's December 18, 2006 memo, and the NPDES Coordinator's December 18, 2006 memo shall be met; 3. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 4. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to Planning Commission review; 5. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners and set the building footprint; 6. that prior to underfloor frame inspection the surveyor shall certify the first floor elevation of the new structure(s) and the various surveys shall be accepted by the City Engineer; 7. that 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. 8. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Department; 9. that prior to final inspection, Planning Department 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; -2- EXHIBIT "A" Conditions of approval for design review. 1477 Cortez Avenue Effective March 22, 2007 10. 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; 11. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2001 Edition, as amended by the City of Burlingame; 12. 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; 13. that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff; 14. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; and 15. that the project is subject to the state-mandated water conservation program, and a complete Irrigation Water Management Plan must be submitted with landscape and irrigation plans at time of permit application. -3- �CITY OF BURLINGAME PLANNING DEPARTMENT BURLINGAME 501 PRIMROSE ROAD �` BURLINGAME, CA 94010 TEL: (650) 558-7250 • (650) 696-3790 www.burlingame.org Site: 1477 CORTEZ AVENUE The City of Burlingame Planning Commission announces the following publie hearing on Monday, March 12, 2007 at 7:00 PoM. in the City Hall Council Chambers, SO1 Primrose Road, Burlingame, CA: . �,, � � � ,av . ''� - -6�'3 y � '�� t� �� e,s � �� G16H165Q4325 � 0�.2�q Pdailed Frcm ga�li{} L'3 Fc'�STA%� PUBLIC HEARING NOTICE __ Application for design review for a new, two-story single family dwelling at 1477 CORTEZ AVENUE zoned R-1. (APN 026-041-010) Mailed: March 2, 2007 (Please refer to other side) CITY OF B URLINGAME A copy of the application and plans for this project may be reviewed prior to the meeting at the Planning 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 infornung their tenants about this notice. For additional information, please call (650) 558-7250. Thank you. Margaret Monroe City Planner PUBLIC HEARING NOTICE (Please refer to other side)