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Item #
Action Calendar
City of Burlingame
Design Review Amendment and Conditional Use Permit
Address: 1477 Cortez Avenue Meeting Date: 4/28/08
Request: Design Review Amendment and Conditional Use Permit for a new, finro-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 or a second dwelling unit in
a residential zone.
History: On March 12, 2007, the Planning Commission approved an application for Design Review for a new
two-story single family dwelling and improvements to an existing detached garage at 1477 Cortez Avenue
(March 12, 2007 Planning Commission Meeting Minutes).
Proposed Revisions: The applicant is requesting a Design Review Amendment for proposed changes to the
as-built project. For a complete list of the proposed changes, please refer to the architect's letter date-stamped
April 7, 2008, attached. The letter lists changes that were identified during the Planning Division's final
inspection on April 3, 2008. Many of these changes would not require Planning Commission review or could be
addressed by an FYI. However, since a Conditional Use Permit is required for one of the changes, an
application for a Design Review Amendment has been submitted that includes all changes to the as-built project.
The most significant changes include:
1. Glass doors on left elevation of qaraqe: The project was approved with one window and one mandoor
on the left elevation of the garage. The project was built with a double french door on the left elevation.
The french door is located 6'-8" from the rear property line and therefore requires a Conditional Use
Permit.
2. Architectural detailinq on qable ends: The project was approved with a cedar shingle and inverted finial
finish at the gable ends on the front and rear elevations, and at the front elevation of the garage. The
project was built with a wood sunburst pattern in all three locations.
3. Garaqe door: The project was approved with a new carriage-style sectional wood garage door. The
project was built modifying the four-year old wood door of the existing garage.
Summary (of As-built Project): This project is located on the corner of Cortez Avenue and Adeline Drive. The
applicant demolished an existing one-story house and built a new finro-story single family dwelling. The new
house and detached garage has a total floor area of 3,154 SF (0.53 FAR) where 3,170 SF (0.53 FAR) is the
maximum allowed. The floor area is 16 SF below the maximum allowed FAR.
The existing finro-car detached garage (462 SF, 21' x 22') was 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 driveway which exits onto
Adeline Drive. A french door 6'-8" from the rear property line has been added to the left elevation of the
detached garage. Since the door is within 10'-0" of a property line, a Conditional Use Permit is required. All
other zoning code requirements have been met. The applicant is requesting the following:
Design Review Amendment for a new finro-story single family dwelling (CS 25.57.010), and
Conditional Use Permit for windows of an accessory structure within ten (10) feet of a property line (CS
25.60.010, i).
Design Review Amendment and Conditional Use Permit
Table 1 —1477 Cortez Avenue
1477 Cortez Avenue
Lot Area: 6,000 SF Plans dated: Februa 22, 2007 and A ril 7, 20(
PROPOSED i ALLOWED/REQ'D
i
SETBACKS �
_ .............................._.........._.........................__...._.._............................................................................ .............................................................................................................................................................................F......................................._. _._.
__..__ .......................__...._.._ __ _...._....._..__.._..._._._ .._.. _. ....
Front (1sf 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'-$" (to dining room) i 4'-0"
.............................................................................................__............... ......................................._.._........_.........._.....----..._........_.
----...._.__.._..._..----- ---_-- .............._......_......._... __.. ......... .......................................................................................................
Rear (1st flr): 39'-0" (to nook) ; 15'-0"
(2nd flr): 40'-0" (to master suite) i 20'-0"
_. .._ ..............__....._........_.............................................................................._................................. ................................................................................................................................................................................................................................................._............................. .........__.....---...._. .................._........
Lot Coverage: 2,129 SF ' 2,400 SF
35% � 40%
................................................................................................................ _.............. _........ _....... _.
..................... ...._....._................................................_......._........_.........................................._.....__......__...._........_....__q.........._..._..........................................................................................................................._...............................
FAR: 3,154 SF 3,170 SF
0.53 FAR ' 0.53 FAR'
............................._...---�------�---------.._.._............................... . ...... ............................................................................................................................................................:........................................................................................................_........................................ . ....._....
# of bedrooms: 4 ---
_...._ ..............._................-- ---............_....�._........_ ... .............._....._._...._._..._............. ..........................................._................................................................................................................................;..................................................................._......._......_........_...................................................................__.
Parking: 2 covered ; 1 covered
(20'-5" x 21'-5") ` (10' x 20')
1 uncovered � 1 uncovered
___._......_........---.._._..__....------...__......_ ..............__......_.............................................. ............................_. .
........_�9�._X..���� ......................................_..........._..........._�...................._..................._.............._._�9�_x 20'�..........._...................................................
........................................_....................................................................�...Height.�...... ......................................................_....._.._..._29'.'2"__................_. : 30'-0„
_ ...................._...—•---...._.__......__....-------- ---...__..... _................_......_........__.............................._._...
DH Envelo e: complies CS 25.28.075
(0.32 x 6,000 SF) + 900 SF + 350 SF = 3,170 SF (0.53 FAR)
Staff Comments: See attached.
Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
Council on April 20, 1998 are outlined as follows:
1. Compatibility of the architectural style with that of the existing character of the neighborhood;
2. Respect for the parking and garage patterns in the neighborhood;
3. Architectural style and mass and bulk of structure;
4. Interface of the proposed structure with the structures on adjacent properties; and
5. Landscaping and its proportion to mass and bulk of structural components.
Findings for a Conditional Use Permit: In order to grant a Conditional Use Permit for the windows of the
accessory structure to be within 10'-0" of the property line, the Planning Commission must find that the following
conditions exist on the property (Code Section 25.52.020 a-c):
(a) The proposed use, at the proposed location, will not be detrimental or injurious to property or
improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or
convenience;
2
Design Review Amendment and Conditional Use Permit 1477 Cortez Avenue
(b) the proposed use will be located and conducted in a manner in accord with the Burlingame general plan
and the purposes of this title;
(c) the Planning Commission may impose such reasonable conditions or restrictions as it deems necessary
to secure the purposes of this title and to assure operation of the use in a manner compatible with the
aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general
vicinity.
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 3, 4(left side elevation), 5 and L1, and As-buili elevations
(front, rightside, rear, frontgarage, and leftside garage) dafe-stampedApril7, 2008, 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 memos, 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 if the strucfure is demolished or the envelope changed af a later dafe the Conditional Use
Permit as well as any ofher exceptions to fhe code granted here will become void;
4. 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;
5. 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;
6. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners
and set the building footprint;
7. 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;
8. 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.
9. 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;
10. 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;
11. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination
Design Review Amendment and Conditional Use Permit
1477 Cortez Avenue
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;
12. 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;
13. 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;
14. 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;
15. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management
and Discharge Control Ordinance; and
16. 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, Designer
5339 Prospect Road #311
San Jose, CA 95129
Bart Gaul
c/o 1477 Cortez LLC
232 Dwight Road
Burlingame, CA 94010
Attachments:
Minutes from Study Meeting (March 12, 2007)
Minutes from Design Review Study Meeting (February 12, 2007)
Application to the Planning Commission
Conditional Use Permit Application
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed April 18, 2008
Aerial Photo
Applicant's Letter of Explanation
Photos of As-built Changes
Approved and As-built front, side, and rear elevations, and front and left side garage elevations (date-
stamped April 7, 2008)
4
City of Burlingame Planning Commission Minutes
March 12, 2007
■ Would like applicant to address the maximum building height allowed since the lot has a significant
downward slope, this will be a very tall building at the rear if height is measured from average top of
curb level, should consider limiting the building height based on the existing contour of the lot;
■ Applicant is requesting approval for a subdivision without any mitigations, applicant should address
how the two lots will function together, regarding drainage, access, etc.;
■ Can adjacent property owners located in San Mateo County object to view blockage when
applications for new houses are submitted in the future;
■ Request that staff explain why there is a required for a minimum 60' lot frontage;
■ How will lower lot off Adeline Drive be accessed; how would this proposed subdivision affect
access to the lower lot; and
■ Would like to see what the treatment will be between the buildings and the street; how will the lot
frontage be developed; applicant should explain the building envelope massing for each of the lots
and how that will relate to the area between the building and the street.
This item was set for the regular action calendar when all the information has been submitted and reviewed
by the Planning Department. This item concluded at 7:23 p.m.
VII. ACTION ITEMS
COriSerii Caleridal' - Items on the consent calendar are considered to be routine. They are acted on simultaneously unless
separate discussion and/or action is requested by the applicant, a member of the public or a commissioner prior to the time the
commission votes on the motion to adopt.
2b. 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�(58 NOTICED) PROJECT PLANNER: LISA WHITMAN
2c. 329 OCCIDENTAL AVENUE, ZONED R-1— APPLICATION FOR DESIGN REVIEW AND SPECIAL
PERMITS FOR A BASEMENT FOR A NEW, TWO-STORY SINGLE FAMILY DWELLING AND
DETACHED GARAGE (RANDY GRANGE, TRG ARCHITECTS, APPLICANT AND ARCHITECT;
JOE AND NLIA MCVEIGH, PROPERTY OWNERS) (49 NOTICED) PROJECT PLANNER: LISA
WHITMAN (Request to continue)
Item 2c, 329 Occidental Avenue, was continued. This item will be renoticed when project is placed on a
future agenda.
Chair Brownrigg noted that item 2c, 329 Occidental Avenue was continued and item 2e, 945 Paloma
Avenue has been set for the action calendar. He asked if anyone in the audience or on the Commission
wished to call any other items off the consent calendar. Commissioners noted that they would like to
remove 2f, 50 Broderick Road; 2a, 1221 Cabrillo; and 2d, 117 Channing Road. Chair Brownrigg noted that
the remaining item on the consent calendar was item 2b, 1477 Cortez Avenue.
C. Vistica moved approval of the consent calendar item 2b, 1477 Cortez Avenue, based on the facts in the
staff report, commissioner's comments and the findings in the staff report with recommended conditions in
the staff report and by resolution. The motion was seconded by C. Terrones. Chair Brownrigg called for a
voice vote on the motion to approve the consent calendar and it passed 7-0 voice vote. Appeal procedures
were advised. This item concluded at 7:25 p.m.
2
City of Burlingame Planning Commission Unapproved Minutes
February 12, 2007
• A good example of what can be done for this project can be found at a house on the corner of rel
and Morell that has recently had a second floor addition constructed. 816 Park is als a good
e mple, particularly of vertical wood finish.
• Ova indow on front elevation is nice, but round vents on front elevation overd t. Rectangular
wood ve would look better than round vinyl vents. Leave the vents becaus ey add nice detail,
just revise t design.
• A handrail is re 'red on the front porch because of the four risers. to get it down to three by
working with the a' cent grade so that a handrail is not required
• Show a header.
� Add a base or trim to the po on the porch.
• Consider shutters on the front e vation of the house
• Increasing the eave overhang could�a�hance the �i
help the design immensely.
• Show the gutters on the plans.
• The rear elevation is too massive, and is bulkier by the stucco, short eaves, and round bents.
• There is opportunity to incorporate e style i o the proposed design.
• The mass of the house warrants a dscape plan; inc de vertical elements and automatic irrigation.
• Not every window of the hous eeds to be divided lite; uble-hung windows could work well with
this style and could simp ' the elevations.
• A spark arrestor on t chimney would enhance the design by
• For the garage do , look at craftsman-style doors that are made
C. Deal made a ion to send this project to a design reviewer with the
seconded by . Auran.
This motion was
Chair ownrigg called for a vote on the motion to refer the item to a design review consultant d bring the
pr ' ect back on the action calendar when the design review process is complete and plans have bee evised
nd plan checked as directed. The motion passed on a voice vote 4-1-2 (C. Osterling dissented; rs.
Cauchi and Vistica absent). The Planning Commission's action is advisory and not appealable. This ite
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 CAFFERKEYBART 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
detail.
�k like carriage doors.
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 construcrion. Some elements expensive, but also very
important to the design. Would not want to see this project 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 FOR A NE
-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE AND SPECIAL PE TS
FOR A SEMENT (RANDY GRANGE, TRG ARCHITECTS, APPLICANT AND ARC CT; JOE
AND JUL MCVEIGH, PROPERTY OWNERS) (49 NOTICED) PROJECT ANNER: LISA
ZT Whitman briefly presen%the project description. There wer o questions of staff.
Chair Brownrigg opened the public co ent. Rand ange, architect, 205 Park Road, and Joe McVeigh,
property owner submitted a revised renden o e pro� ect; noted applicant will work with neighbor at 333
Occidental to retain the fence and existi edge, owed sample of the roof material that will not be bright
orange tile; and displayed streetsc hat showed the osed house in relation to the neighboring houses.
The architect and applica esponded to Commissioner uestions that: the planter boxes on the left
elevation, balcony, a arched element at the front of the bui ' will all be precaste; there is so much
hardscape bec they wanted a functional garage with an on-site tu -around area at the rear so that they
could e' e driveway in a forward direction; a large second-story pa � of is not necessary but was
i ed in the design to create the outdoor patio area with fireplace on the gro floor; would be willing
to eliminate balustrade and provide partial tile roof.
14
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COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
❑ Design Review
� Conditional Use Permit
❑ Variance Parcel #:
❑ Special Permit � Other: j�S
PROJECT ADDRESS: I��� �U��� t�i f���L�° �� a'��
O Please indicate the contact person for this project
APPLICANT project contact person ❑
OK to send electronic copies of documents ❑
Name:
Address:
City/State/Zip:
Phone:
Fax:
E-mail: E-mail:
ARCHITECT/DESIGNER project contact person �f/
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Name: �i�d��- -�''! ���5 Z``�tJ � Ti�� I�al.l�.�� �) i�z c'/
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�k Burlingame Business License #:
PROJECt DESCRIPTION: cot---t�� i tvn-�� u��a ��-r--t e' Fo PL t�vv2� �y! �:4 ��--
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AFFADAVIT/SIGNATURE: I hereby certify under
best of my knowledge and belief. /
Applicant's signature:
I am aware of the proposed application and
Commission. � ,
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Property owner's signature:
PROPERTY OWNER project contact person ❑
OK to send electronic copies of documents ❑
Name: � �� � � C�ti�"�� � �-�-��
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perjury that the information given herein is true and correct to the
Date:�/r�''�'
orize the above applicant to submit this application to the Planning
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Date:1���' �
Date submitted:
* Verification that the project architectldesigner has a valid Burlingame business license will be required by the
Finance Department at the time application fees are paid.
❑ Please mark one box above with an X to indicate the contact person for this project. S:\Handouts\PC Application 2008-B.handout
This Space for CDD
Staff Use Only
Project Description:
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Key:
CUP
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DSR
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►reviation `Term
Conditional Use Permit
Declinin Hei ht Envelo e
Desi n Review
Existin
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Sin le Famil Dwellin
Special Permit
City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 • www.burlinqame.orq
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CITY OF BURLINGAME
CONDITIONAL USE PERMIT APPLICATION
The Planning Commission is required by law to make findings as defined by the City's
Ordinance (Code Section 25.52.020). Your answers to the following questions can assist the
Planning Commission in making the decision as to whether the findings can be made for your
request. Please type or write neatly in ink. Refer to the back of this form for assistance with
these questions.
1. Explain why the proposed use at the proposed location will not be detrimental or
injurious to property or improvements in the vicinity or to public health, safety,
general welfare or convenience.
2.
K�
How will the proposed use be /ocated and conducted in accordance with the
Burlingame General Plan and Zoning Ordinance?
How will fhe proposed project be compafible with the aesthetics, mass, bulk and
character of the existing and potential uses on adjoining properfies in the general
vicinity?
Rev 06.2007 CUP.2007.FRM
City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 • www.burlinqame.orq
1. Explain why the proposed use at the proposed location will not be defrimental
or injurious to property or improvements in the vicinity or to public health,
safety, general welfare or convenience.
How will the proposed structure or use within the structure affect neighboring properties or structures on those properties? If
neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping sunlight/shade,
views from neighboring properties, ease of maintenance.
Why will the structure or use within the structure not affect the public's health, safety or general welfare?
Public health includes such things as sanitation (garbage), air quality, discharges into sewer and stormwater systems, water
supply safety, and thing which have the potential to affect public health (i.e., underground storage tanks, storage of chemicals,
situations which encourage the spread of rodents, insects or communicable diseases).
Public safety. How will the structure or use within the structure affect police or fire protection? W ill alarm systems or sprinklers
be installed? Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly
gatherings, loitering, traffic) or fire services (i.e., storage or use of flammab�e or hazardous materials, or potentially dangerous
activities like welding, woodwork, engine removal).
General weffare is a catch-all phrase meaning community good. Is the proposal consistent with the city's policy and goals for
conservation and development? Is there a social benefit?
Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for this site or
adjacent sites)? Is the proposal accessible to particular segments of the public such as the elderly or handicapped?
2. How will the proposed use be located and conducted in accordance with the
Burlingame Genera/ P/an and Zoning Ordinance?
Ask the Planning Department for the general plan designation and zoning district for the proposed project site. Also, ask for an
explanation of each. Once you have this information, you can compare your proposal with the stated designated use and
zoning, then explain why this proposal would fit accordingly.
3. How will the proposed project be compatible with the aesthetics, mass, bulk
and character of the existing and pofential uses on adjoining properties in the
general vicinity?
How does the proposed structure or use compare aesthetically with existing neighborhood? If it does not affect aesthetics,
state why. If changes to the structure are proposed, was the addition designed to match existing architecture, pattern of
development on adjacent properties in the neighborhood? If a use will affect the way a neighborhood or area looks, such as a
long term airport parking lot, compare your proposal to other uses in the area and explain why it fits.
How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the
structure, say so. If a new structure is proposed, compare its size, appearance, orientation, etc. with other structures in the
neighborhood or area.
How will the structure or use within the structure change the character of the neighborhood? Think of character as the image
or tone established by size, density of development and general pattern of land use. Will there be more traffic or less parking
available resulting from this use? If you don't feel the character of the neighborhood will change, state why.
How will the proposed project be compatible with existing and potential uses in the general vicinity? Compare your project with
existing uses. State why you feel your project is consistent with other uses in the vicinity, and/or state why your project would
be consistent with potential uses in the vicinity.
Rev 06.2007 CUP.2007.FRM
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PMB 311, 5339 Prospect Road, San Jose, California 95129 Phone/Fax (408) 973-0162
April 5, 2008
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City of Burlingame Conditional Use Permit Application _
1477 Cortez Avenue, Burlingame, CA, C& G Construction
We are applying for a conditional use permit to allow a set of double doors to the garage be located 6'-8"
from the side property line where 10'-0" is required by ordinance.
1. Explain why the proposed use at the proposed location will not be detrimental or injurious to property
or improvements in the vicinity or to public health, safety, general welfare or convenience.
The doors enter the garage from the rear yard of this residence. The garage is approximately 20'-8" from
the rear wall of the residence. The doors location will not affect the lifestyles of the neighboring
residences nor will there be any risk to the public health, safety, general welfare or convenience of the
surround properties or the general public.
2. How will the proposed use be located and conducted in accordance with the Burlingame General Plan
and Zoning Ordinances?
The use of the structure will remain the same with the proposed location of the doors. The single door
and `garage' window looked to utilitarian when viewed from the residence and the doors as situated now
give a much nicer flow to the rear yard.
3. How will the proposed project be compatible with the aesthetes, mass, bulk and character of the
existing and potential uses on adjoining properties in the general vicinity?
The location of the doors 6'-8" from the side property line will not affect the neighboring properties in any
way. With the fences and large tree that now exist on the property the door is virtually invisible to the
neighbors and to the general public.
Project Comments
Date:
December 15, 2006
To: [� 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 f`?� -
Date: 12/15/2006
PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION
PLANNING REVIEW COMMENTS I�i+1 �-
Project Namet �'v�.tli�� �u1
Project Address: ��7 ���!"
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.) 5%��r"'1 [� �z:�� �.L.
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.
5 � A sa�rutary sewer lateral t�! 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 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 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 may 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 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
Permits.
19 No construction debris shall be allowed into the creek.
20 ?� The project shall comply with the City's NPDES permit requirement to
prevent storm water pollution.
21 T'he 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:
Subject:
Staff Review:
December 15, 2006
❑ City Engineer
(650) 558-7230
X 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 1744 Cortez Avenue, zoned R-1, APN: 026-041-010
December 18, 2006
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.enerqv.ca.gov/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 two 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) Provide 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.
Reviewed by: ' ;�
. � � !�/
Date: ,)�� � G
I � l '�
�
Projecfi C:omments
Date:
December 15, 2006
�o: ❑ City Engineer
(650) 558-7230
C'�Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
From:
Subject:
Staff Review:
Planning Staff
❑ Recycling Specialist
(65Q) 558-7271
❑ Fire Marshal
(650j 558-7600
❑ NPDES Coordinator
(650) 342-372i
❑ City Attorney
Request for application for new two-story home with defiached garage
at 1477 Cortez Avenue, z��ned R-1, APN: 026-041-010
December 18, 20Q6
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
d 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: ��/ `%���y�
Date: / Sr�e 6G
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 comply 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 shall 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, DESIGN REVIEW
AMENDMENT, AND CONDITIONAL USE PERMIT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for a
Design Review Amendment and Conditional Use Permit for a new two-story single family
dwellin at 1477 Cortez Avenue, zoned R-1, 1477 Cortez LLC, propertv owner, APN: 026-041-
010;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
April 28, 2008, 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.
2. Said Design Review Amendment and Conditional Use Permit is approved, subject to the
conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review
Amendment and Conditional Use Permit are as set forth in the minutes and recording of
said meeting.
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 28th day of April, 2008 by the following vote:
Secretary
EXHIBIT "A"
Conditions of approval for Design Review Amendment and Conditional Use Permit.
1477 Cortez Avenue
Effective May 9, 2008
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 3, 4(left side elevation),
5 and L1, and As-built elevations (front, right side, rear, front garage, and left side
garage) date-stamped April 7, 2008, 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 memos, 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 if the structure is demolished or the envelope changed at a later date the
Conditional Use Permit as well as any other exceptions to the code granted here will
become void;
4. 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;
5. 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;
6. that prior to scheduling the foundation inspection a licensed surveyor shall locate the
property corners and set the building footprint;
7. 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;
8. 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.
9. 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;
10. 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;
�►�
EXHIBIT "A"
Conditions of approval for Design Review Amendment and Conditional Use Permit.
1477 Cortez Avenue
Effective May 9, 2008
11. 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;
12. 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;
13. 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;
14. 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;
15. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water
Management and Discharge Control Ordinance; and
16. 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
; � COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD �'"�=•=`�=-�`h=��'��'�_
�: �e '� �' '
.�L, .��� • BURLINGAME, CA94010 � � `��;-� ��'� �
,, �:
- PH: (650) 558-7250 • FAX: (650) �?���"���
- www.burlingame.org �-� �3.��3=`� �� �
5.a. 8�: ��,` � �
'�"�''-Ms� `��" �-r����' �
'�^��._ �� ��
Site: 1477 CORTEZ A!/ENUE
The fity of Burlingame Planning Commission announces
the following public hearing on MONDAY, APRIL 28,
2008 at 7:00 P.Me in the City Hnll Council Chambers,
501 Primrase Raad, Burlingame, fA:
Application for Design Review Amendment and
Conditional Use Permit for Accessory Structure for a new,
two-story single family dwelling and detached garage at
1477 CORTEZ AVENUE zoned R-1. APN 026-141-010
Nlailed: April 18, 2008
(Please refer to other side)
�- ^� i.�r
;`{'':_ (--; r 7 _' � �,
� �� ,�� �
it:ail�.d �;GTt �?� e�
�!S i �3�T�'��
PUBLIC HEARING
NOTICE
City of Burlinaame
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 subjeci application(s} in �curt, you ma;r be limited #o
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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