The URL can be used to link to this page

Home My WebLink About725 Crossway Road - Staff ReportItem No. Regular Action PROJECT LOCATION 725 Crossway Road City of Burlingame Design Review and Special Permit Address: 725 Crossway Road / Item No. Regular Action Meeting Date: February 27, 2012 Request: Design Review and Special Permit for declining height envelope for a second story addition to an existing single family dwelling with a detached garage. Applicant and Property Owner: Tim Reeth Designer: Waldemar Stachniuk General Plan: Low Density Residential APN: 029-045-080 Lot Area: 5,855 SF Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. Project Description: The existing finro-story house with a detached garage contains 2,723 SF (0.47 FAR) of floor area and has four potential bedrooms. The applicant is proposing to remove a large trellis area from the first floor and to build a 715 SF addition to the existing second floor. With the proposed project, there will be an increase in the floor area ratio from 2,723 SF (0.47 FAR) to 3,251 SF (0.56 FAR) where 3,343 SF (0.57 FAR) is the maximum allowed. The proposed project is 93 SF below the maximum allowed FAR and is therefore within 2% of the maximum allowed FAR. A Special Permit is required for declining height envelope along the right side property line (40 SF extends beyond the declining height envelope). With the proposed addition, there is no change to the number of potential bedrooms on-site (4 existing and proposed). Two parking spaces, one of which must be covered, are required on site. The existing detached oversized one-car garage (10' x 20', clear interior dimensions) meets the covered parking requirement. One uncovered space (9' x 20') is provided in the driveway. All other Zoning Code requirements have also been met. The applicant is requesting the following applications: ■ Design Review for a second story addition to an existing single-family dwelling (CS 25.57.010 a, 1); and ■ Special Permit for construction exceeding the limits of the declining height envelope along the right side property line (57.3 SF extends beyond the declining height envelope) (CS 25.28.035, c). 725 Crossway Road Lot Area: 5,855 SF Plans date stam ed: Februa 15, 2012 EXISTING � PROPOSED ; ALLOWED/REQUIRED , SETBACKS � �Front (9st f/r): 16'-5" (to eave) � � no change � 15'-0" � (2nd flr): 23'-0" no change � 20'-0" Side (left): � 4'-6" �Y � 4'-6" (to 2"d floor) � j 4'=0"--�------ (right): 15'-8" , 15'-8" (to 2"d floor) ; 4' 0" _._ —__..�. ____ �...�---...._______.�__.�__.---- ----..__...-,.---__._�__.-------._._._.__.�.-----_... Rear (1st f/r): 31'-0" � no change � 15'-0" (2nd flr): 63'-10" � 31'-0" � 20'-0" --__�. _.�.� _, _.�_.._.. ..t� �—.-- .-.-.--.--._.__._I._.____..._..__.. __ _...._.__...�._ Lot Coverage: 2,171 SF I 1,983.95 SF � 2,342 SF ; 37% 34% 1 40% .�.-��Y� `FAR:" .-..��y-.- 2,722.7 SF.�..�-.-� 3,250.65 SF .--.—�E �T�__. 3,343.4.SF �---�------ : 0.47 FAR 0.56 FAR � 0.57 FAR .� _..._.—.,._._..__ ._.__....__. .��.�..---_—.___._......._. � .�. ___�._. � . _ -----.__,___.—..----. _ # of bedrooms: 4 � 4 � --- D�sign Review and Special Permit Parking: �� Height: DH Envelope: EXISTING 1 covered (10' x 20') 1 uncovered (9' x 20') __�..._� ��._ _�_ ....��.._ ------ 24'-1 " ._...� extends beyond declining height envelope (right side) PROPOSED no change 22'-4" (to addition) Special Permit Required (40 SF extends beyond declining height envelope)2 725 Crossway Road ALLOWED/REQUIRED 1 covered (10' x 20') 1 uncovered (9' x 20') ._�_ _..30'-0��...u._._ CS 25.28.075 ' I (0.32 x 5,855 SF) + 1100 SF + 369.8 SF = 3,343.4 SF (0.57 FAR) z Special Permit required along right side (40 SF extends beyond the declining height envelope). Staff Comments: See attached memos from the City Engineer, Chief Building Official, City Arborist, Fire M rshal and NPDES Coordinator. � Design Review Study Meeting: At the Planning Commission Design Review Study meeting on February 13, 2012, the Commission had several questions and comments regarding the Special Permit for declining height envelope, the existing second story addition to the house, the need for more details on the plans and the visibility of�'the addition along the west elevation and voted to place the item on the Regular Action Calendar when the plans have been revised as directed (February 13, 2012, Planning Commission Minutes). The applicant s�bmitted revised plans on February 15, 2012 and a response letter on February 21, 2012, to address the Planning Commission's questions and comments. The response letter from the applicant identifies all changes m�ade to the plans. Please refer to the copy of the February 13, 2012, Planning Commission minutes included in the staff report for the list of Planning Commission questions and comments. Design Review Criteria: The criteria for design review as estabtished in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: Compatibility of the architectural style with that of the existing character of the neighborhood; 2 3 4 5 Respect for the parking and garage patterns in the neighborhood; Architectural style and mass and bulk of structure; Interface of the proposed structure with the structures on adjacent properties; and Landscaping and its proportion to mass and bulk of structural components. FinIdings for a Special Permit: In order to grant a Special Permit, the Planning Commission must find that the following conditions exist on the property (Code Section 25.51.020 a-d): (a)'I (b) (c) (d) The blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure's design and with the existing street and neighborhood; the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood; the proposed project is consistent with the residential design guidelines adopted by the city; and removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the city's reforestation requirements, and the mitigation for the removal that is proposed is -2- Design Review and Special Permit appropriate. 725 Crossway Road Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: that the project shall be built as shown on the plans submitted to the Planning Division date stamped February 15, 2012, sheets 1 though 8 and Topographic Map; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staf�; 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that the conditions of the Chief Building Official's January 13, 2012 and November 17, 2011 memos, the City Engineer's December 9, 2011 memo, the Parks Supervisor's January 17, 2012 and November 28, 2011 memos, the Fire Marshal's November 21, 2011 memo, and the NPDES Coordinator's November 21, 2011 memo shall be met; 5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Developrrient Director; 6. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 7. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2010 Edition, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: -3- Design Review and Special Permit 725 Crossway Road 11. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the properiy; 12. that prior to the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. Erica Strohmeier Associate Planner Cc. Waldemar Stachniuk, 500 Airport Blvd. #100, Burlingame, CA 94010, designer. Tim Reeth, 725 Crossway Road, Burlingame, CA 94010, applicant an property owner. Attachments: Applicant's Response to Commission's comments, date stamped February 21, 2012 Minutes from the February 13, 2012, Planning Commission Design Review Study Meeting Application to the Planning Commission Special Permit Form Copy of survey, date stamped January 11, 2012 Photographs of Neighborhood, date stamped November 14, 2011 Staff Comments Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed February 17, 2012 Aerial Photo -4- Response Letter to: Burlingame Planning Commission Minutes (Draft) — February 13, 2012 Excerpt — 725 Crossway Road 5. 725 CROSSWAY ROAD, ZONED R-1 — APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMIT FOR DECLINING HEIGHT ENVELOPE FOR A SECOND STORY ADDITION TO AN EXISTING SINGLE FAMILY DWELLING (TIM AND L.INA REETH, APPLICANTS AND PROPERTY OWNERS; AND WALDEMAR STACHNIUK, DESIGNER) STAFF CONTACT: ERICA STROHMEIER Commission comments: 1) Are solid wood windows are wood-clad being proposed? (Stachniuk — will match existing woodclad windows.) Need to note this on the plans. Response/Correction - noted on Page 7 of 8: (NEW WINDOWS Marvin WD/AL CLAD WHITE) 2) Need more detail specifications — matching existing, but provide details and dimensions of all elements of the design. Response/Correction - noted on Page 4 of 8: (Deck dimensions added) - noted on Page 7 of 8: (Fascia-WOOD TRIM TYP. 2x8 PRIMED PINE w/WHITE PAINT TO MATCH (E)) - noted on Page 7 of 8: (Deck dimensions added) - noted on Page 5a of 8: ((E)White Wooden Trellis, and (N) Primed/White Paint 2x6 Pine Trellis) 3) On the west elevation, the two windows — the windows do not appear to be the same size; would be preferable to have them be the same scale. (Reeth — the new window is to be a bit larger than the existing window that is located in a bathroom. Can review this detail.) Response/Correction - noted on Page 4 of 8: (Two Windows listed w/same dimension 3014) 4) Clarify details of the existing deck. Response/Correction - noted on Page 4 of 8, and Page 7 of 8: (Deck dimensions added) 5) The west elevation is more visible given the orientation of the home to the street — is there anything that can be done to relieve the mass and bulk of the area of the addition. Response/Correction - noted on Page 5a of 8 and Page 7 of 8: (The West/side elevation is redesign to eliminate the bulk appearance of its visible portion from the street. Two Kitchen/Family Room windows are being added on w/size 3616. Two Build-outs and Trellis are added on under the (E) and (N) roof cut-outs.) 6) The continuation of the addition will add to the stark appearance of the west elevation — consider treating this side similar to the front of the house. Can't support the special permit because it will not comply with the City's design criteria. There could be changes that could be needed to this area necessitated by the addition of the second floor addition. Should create a design that treats the side elevation like a front elevation given its visibility from the street. Response/Correction - noted on Page 5a of 8, and Page 7 of 8: (The West/side elevation's appearance is revised and treated with details as the (E) North/front elevati . � � The (N) three inch wall Build-outs are added with one inch stucco edge, F�B 2 �. ZQi2 c��r o� �u�a��r�� CD�-�IIeAAlVNlNG D{V giving the matching finish as (E) North/front second floor's window treatment. In addition, tfie (N) trellis are being placed under the wall Build-outs matching the�(E) North/front elevation's trellis. 7) Show where the furnace and water heater will be located — also show the stacks for this equipment. (Stachniuk — the utilities are to remain in the same location as currently.) Response/Correction - noted on Page 3 of 8, and Page 4 of 8: (Utility Room in the same location, Water Heater and Furnace to remain in the same location.) 8) The declining height envelope request is likely not acceptable, there may be a means of designing the addition without the request. Response/Correction - noted on Page 5a of 8, and Page 7 of 8: (The revised West/side elevation design suites and keeps in balance the declining height envelope condition as well as integrates the (N) and (E) West/side elevation with (E) North/front elevation. 9) There are means to design the interior of the space creatively to ensure usability while still complying with the declining height envelope restriction. Response/Correction - noted on Page 4 of 8, 5a of 8, and Page 7 of 8: (The revised design utilizes the declining height envelope restriction with the interior floor layout, the design permits for the walk-in closet space to be functional, and creates the alcove in the bedroom. � � :� �EB 2 � 2Q12 �ITY OF �URLINGANtE CI�C?-PL4Nf�ING DfV. Burlingame Planning Commission Minutes (Draft) — February 13, 2012 Excerpt — 725 Crossway Road 5. 725 CROSSWAY ROAD, ZONED R-1 — APPLICATION FOR DESIGN REVIEW AND SPEGIAL PERMIT FOR DECLINING HEIGHT ENVELOPE FOR A SECOND STORY ADDITION TO AN EXISTING SINGLE FAMILY DWELLING (TIM AND LINA REETH, APPLICANTS AND PROPERTY OWNERS: AND WALDEMAR STACHNIUK. DESIGNER) STAFF CONTACT: ERICA STROHMEIER Reference staff report dated February 13, 2012, with attachments. Associate Planner Strohmeier briefly presented the project description. There were no questions of staff. Questions of staff: Does the existing condition violate the declining height envelope? Was the existing condition an "add-on" at some point? (Strohmeier — the existing condition violates the declining height envelope, as does the proposed addition. A special permit may have been approved previously, but it would have depended upon when the former addition was approved.) If the City approved a special permit for declining height envelope for the original addition, would the new proposal fall under that approval? (Strohmeier/Meeker — the original approval was for that specific project; the current proposal requires consideration of a new request for a special permit.) Believes that there was an exemption for window enclosures that encroach into the declining height envelope — appears that one portion of the addition may have complied with this exemption. (Strohmeier — noted that one portion of the addition does comply with the exemption, but the applicant chose to seek a special permit for other portions of the addition.) Chair Yee opened the public comment period. Waldemar Stachniuk, 500 Airport Boulevard and Tim Reeth, 725 Crossway Road; represented the applicant. Commission comments: ■ Are solid wood windows are wood-clad being proposed? (Stachniuk — will match existing wood- clad windows.) Need to note this on the plans. ■ Need more detail specifications — matching existing, but provide details and dimensions of all elements of the design. ■ On the west elevation, the two windows — the windows do not appear to be the same size; would be preferable to have them be the same scale. (Reeth — the new window is to be a bit larger than the existing window that is located in a bathroom, Can review this detail.) ■ Clarify details of the existing deck. ■ The west elevation is more visible given the orientation of the home to the street — is there anything that can be done to relieve the mass and bulk of the area of the addition. ■ The continuation of the addition will add to the stark appearance of the west elevation — consider treating this side similar to the front of the house. Can't support the special permit because it will not comply with the City's design criteria. There could be changes that could be needed to this area necessitated by the addition of the second floor addition. Should create a design that treats the side elevation like a front elevation given its visibility from the street. ■ Show where the furnace and water heater will be located — also show the stacks for this equipment. (Stachniuk — the utilities are to remain in the same location as currently.) ■ The declining height envelope request is likely not acceptable, there may be a means of designing the addition without the request. ■ There are means to design the interior of the space creatively to ensure usability while still complying with the declining height envelope restriction. Burlingame Planning Commission Minutes (Draft) — February 13, 2012 Excerpt — 725 Crossway Road Public comments: None. There were no other comments from the floor and the public hearing was closed. Commissioner Yie made a motion to p/ace the item on the RegularAction Calendar when complete. This motion was seconded by Commissioner Gaul. Discussion of motion: None. Chair Yee called for a vote on the motion to place this item on the Regular Action Calendar when plans have been revised as directed. The motion passed on a voice vote 4-0-3-0 (Commissioners Cauchi, Terrones and Auran absent). The Planning Commission's acfion is advisory and not appealable. This ifem concluded at 8:27 p.m. sc��i � _� ''�� APPLICATION TO THE PLANNING COMMISSI4N Type of application: �Design Review ❑ Variance Conditional Use Permit ❑ Special Permit PROJECT ADDRESS: 7Z� e�� ❑ Parcel #: n� :l � ��-�` � �� ❑ Other: KG� . ,Bvi2�in. 0 Please indicate the contact person for this project ' AP P LICANT project contact person� OK to send electronic copies of documents ❑ � Name: � tv� ��-4- PROPER� �WNER project contact person ❑ OK to send elecironic copies of documents ❑ .e-" Name: �i�t fkt�� -�N�' �E�"r _ Address: 72 S�' �2.�ssw� �� . Address: 725 C�SS�'°�t �• City/State/Zip: �c�.l � v�c, An��t6 � '��1a � � City/State/Zip: ��R-�i�n�A-vlil� �� `� ° j a Phone: �.�S�O R a a. 9� �� Phone: (n.�0 •`�2a. g� �� Fax: �s� , 34' 3 •�f£s�f9 Fax: (OStS .�`�3 • �8`� E-mail: ��E�"� �irv�F+rc, , t�►✓k E=mail: �R�E"� i 9fM��• ��M ARCHITECT/DESIGNER project contact person OK to se.nd electronic copies of documents Name: �I �i-�� °} � � �,� Address: � Ot� ��r��r� ��J� � lou City/State/Zip: ��'�"�� `` ��`Q' Phone: � � � � � � -- ��- +g � o I � �`� Fax: � � � � �'9 � � �O � � E-ma i l: �1`i `'�'� k`- �`J �(�1, t� � i�.� T� C.�tf � 4'L � G, �' �� M * Burlingame Business License #: � � �3 � PROJECT DESCRIPTION:�tS ,,,,s-1�,.�rs _ ��vc✓-{;r 0 5� i�r'�v �N� ' �' NOU 14 20i1 CITY OF BUFiLINGAME CDD-PLANNING D(V. � � c1'n t? c)C7wt l�� l.� e h� AFFADAVIT/SIGNATURE: I her ce i under pe alty perju th t the inf 'rmation given herein is true and correct to the best of my knowledge and belief. Applicant's signature: � ,� Date: �i � I am aware of the proposed application and hereby authorize the above applicant to submit this ap lication to the Planning Commission. ___-- Property owner's signature: � Date: �UT�lJ � Date submitted: �� { � N� * Verification that the project architect/designer 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:�Halloours�PcaPplication zooe.hondout.doc COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMR05E ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org City Df Burlingame • Community Development Department + 501 Primrose Road + P(650) 558-7250 • F(650) 696-3?90 > www.burlinaame.orq BURL� � �:�CITY;.OF .BURLINGAME -_: � IC. L' ;• � SPECIAL PERMIT APPLICATION _ � - The Planning Commission is required by law to make findings as defined by the Ciiy's Ordinance (Code Section 25.50). 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 blend of mass, sca/e and dominant structural characteristics of the new construciion or addition are consistent with the existing strucfure's design and with tl�e existing street ancl neighborhood. � � ��-�,c;v�� 2. Explain how the variety of roof line, facade, exterior finish maferials and elevations of the proposed new structure or addition are consistent with the existing strucfure, street and neighborhood. � 2 a. `��V �_ �l 3. How wi/l the proposed project be consistent with fhe residential design guidelines adopted b�r the city (C,S. 25.57)? � � �..-tfk�-�c��. 4. Explain how the removal of any trees located wifhin fhe footprint of any new structure or addition is necessary and is consistent wifh the city's reforesfation require►rnents. V!/h�t mitigtafion i� proRosed for the removal of �ny trees? Exp-iain �hy #Fiis rre6�igation is approRriate. � �� 4�=� ��G ��-�,� Rev. 07.2008 v See over for explanation of above quesfions. ' � ClTY OF BURL[NGRM� Ci�D-PLANNING DN. SPECIAL.PERMIT.APP.FORM ANSWERS FOR DHE PERMIT APPLICATION 1) Proposed structure is designed to match existing architecture. The new second floor addition is to be built on the back side of the existing home, over the existing first floor perimeter walls. The scale of proposed addition is consistent with existing home design. The purpose of the special permit in regards to Declining Height Envelope is to maintain the integrity of the current design. 2) New addition aesthetically blends in with the neighborhood, and it is design to match all existing finishes, such as; roof lines, smooth stucco finish, windows, and the trim work. Completed second floor addition will fit in and be consistent with the neighborhood. 3) 1. New addition will match existing architectural style. 2. Parking and garage patterns will nofi be changed. 3. The new second floor design brings the integrity to over all structure appearance. 4. The proposed addition is located on the back of the existing home, hence the front interface is sustained with the rear and side exterior naturally blending with adjacent properties. 5. Landscaping is proportional to proposed structure and meets the city guidelines. 4) None of the trees will be removed. (below is the DHE permit apptication and city reference for four questions) l s �'. �lAN 11 2Q�Z GIiY OF BI�RLi(��aAME C{?D-PANN1RiG DIV. KAVANAGH ENGINEERING 708.CAROLAN AVENUE • BURLINGAME, CA 9401Q-2711 1170 reeth Ol. TEL: (650) 579-1944 • FAX: (650) 579-1960 12.0106 Timothy Reeth 725 Crossway Rd. Burlingame, Ca. 94010 RE: 725 Crossway Rd. TOPOGRAPHIC MAP AND SPOT ELEVA`TIONS FOR ADDITION Dear Timothy: Attached are 2 copies of our Sht. T-1 "Topographic Map" dated this day. It is based on our previous map done in 1991 for. a previous owner. This has spot elevations as required by the city sumtnaxized as follows: 4 Property Corners: Front le$ Front right Back left Back right 15' Setbacks: Front le$ Front right Back le$ Back right 2 Front Curbs Opposite the front corners: Front le$ Front. right Average top of curb 4 House Corners: Front le$ Front right Back left Back right House Finish Floor: Very truly yours, KAVANAGH ENGINEERING l__.� R , � Charles L. Kavanagh �. � CIVIL DESIGN • SURVEYING • UTILITIES SINCE 1983 ELEVATION (FT) City Datum 20.51 20.52 22.3 22.5 20.63 20.85 21.1 21.5 20.32 20.28 20.30 20.68 20.83 21.04 21.0 22.43 L. No. 20858 * Exp. 9-30-13 ,� �� JAN 1 i 2�i2 �IT'( Oc BURLINGAUI� Ci�3�-PLANNIi'�1G DIV. EMAIL: kavenaCc�mvastound.net WEB: www.kav-ena.com 0 � } .,,� :. � u ef ,. `� � �� , '-�,'��`_`2� s ,� " � � g �'' t `' � . �M� � � e i ';�` � � �'. �av x 4 �0�1 ClTY (JF BUF�L1NGr�ME CDD-PLANNING DIV. ._ � ¢�� "� �� i�.... � , . - �� . . � t � �, � .s .i�:,�, .:::. '.� i �i �8� � �. Project Comments Date: To: From: Subject: Staff Review: November 17, 2011 d 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 Design Review for a second story addition at 725 Crossway Road, zoned R-1, APN: 029-045-080 November 21, 2011 1. Storm drainage shall be designed to drain towards the street frontage or to the City storm drain system. 2. Replace all displaced/damaged sidewalk, driveway, curb and gutter. 3. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. Reviewed by: V V Date: 12/09/2011 Date: To: Revised Plans Submitted January 11, 2011 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney ❑ Parks Supervisor (650) 558-7334 From: Planning Staff Subject: Request for Deisgn Review and Special Permit for declining height envelope for a first and second story addition to an existing single family dwelling at 725 Crossway Road, zoned R-1, APN: 029-045- 080 Staff Review: N/A On the first page of the plans under "Project Data" remove references to the 2006 IBC, 2005 NEC, 2006 UPC and 2006 UMC as these are outdated references and do not apply to this project. Item #9 has been removed as a condition of this project. All other conditions of approval as stated in the review dated 11-17-2011 will apply to this project. . ate: 1-13-2012 Date: To: From: Subject: Staff Review: November 17, 2011 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Speeialist (650) 558-727� ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Request for Design Review for a second story addition at 725 Crossway Road, zoned R-1, APN: 029-045-080 November 21, 201'I 1) On the plans specify that this project will comply with the 2010 California Building Code, 2010 California Residential Code (where applicable), 2010 California Mechanical Code, 2010 California Electrical Code, and 2010 California Plumbing Code, including all amendments as adopted in Ordinance 1856-2010. Note: If the Planning Commission has approved the project prior to 5:00 p.m. on December 31, 2010 then the building permit application for that project may use the provisions found in the 2007 California Building Codes including all amendments as adopted in Ordinance 1813. 2) On the plans provide a copy of the GreenPoints checklist for this project at full scale. 3) Specify on the plans that this project will comply with the 2008 California Energy Efficiency Standards. Go to http://wwvv.energv.ca.qov/title24/2008standards/ for publications and details. 4) Place the following information on the first page of the plans: "Construction Hours" Weekdays: 7:00 a.m. — 7:00 p.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Holidays: 10:00 a.m. — 6:00 p.m. (See City of Burlingame Municipal Code, Section 13.04.100 for details.) 5) On the first page of the plans specify the following: "Any hidden conditions that require work to be performed beyond the scope of the building permit issued for these plans may require further City approvals including review by the Planning Commission." The building owner, project designer, and/or contractor must submit a Revision to the City for any work not graphically illustrated in these plans prior to performing this work. 6) Anyone who is doing business in the City must have a currenY City of Burlingame business license. 7) Provide fully dimensioned plans. 8) Provide existing and proposed elevations. 9) This project will be considered a New Building because, according to the City of Burlingame Municipal code, "when additions, alterations or repairs within any twelve-month period exceed fifty percent of the current replacement value of an existing building or structure, as determined by the building official, such building or structure shall be made in its entirety to conform with the requirements for new buildings or structures." This building must comply with the 2010 California Building Code for new structures. BMC 18.07.020 Note: Any revisions to the plans approved by the Building Division must be submitted to, and approved by, the Building Division prior to the implementation of any work not specifically shown on the plans. Significant delays can occur if changes made in the field, without City approval, necessitate further review by City departments or the Planning Commission. Inspections cannot be scheduled and will not be performed for work that is not shown on the Approved plans. 10) Provide a complete demolition plan that indicates the existing walls, walls to be demolished, new walls, and a legend. NOTE: The Demolition Permit will not be issued and, and no work can begin, until a Building Permit has been issued for the project. 11) 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. 12) Rooms that can be used for sleeping purposes must have at least one window or door that complies with the egress requirements. Specify the size and location of all required egress windows on the elevation drawings. 13) Define the Use for the room that is immediately adjacent to the Family Room and specify the size and location of all required egress windows for this room on the elevation drawings. 14) Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable lot coverage. Consult the Planning Department for details if your project entails landings more than 30" in height. 15) Provide handrails at all stairs where there are four or more risers. 16) Provide lighting at all exterior landings. 17) The fireplace chimney must terminate at least two feet higher than any portion of the building within ten feet. 2010 CBC §2113.9 NOTE: A written response to the items noted here and plans that specifically address items 1, 2, 3, 4, 5, 12, and 13 must be re-submitted before this project can move forward for Planning Commission action. � ate: 11-17-2011 Project Comments Date: Revised Plans Submitted January 11, 2011 To: � City Engineer (650) 558-7230 a Chief Building Official (650} 55&726(J X Parks Supervisor (650) 558-7334 From: Planning Staff d Recycling Specialist (650) 558-7279 � Fire Marshal (650) 558-7600 0 NPDES Coordinator (650) 342-3727 � City Attorney Subject: Request for Deisgn Review and Special Permit for declining height envelope for a first and second story addition to an existing single family dwelling at 725 Crossway Road, zoned R-1, APN: 029-045- 080 Staff Review: NiA 1. No further comments. Reviewed by: B Disco Date: 1/17l12 Project Comments Date: To: From: Subject: Staff Review: November 17, 2011 0 City Engineer (650) 55&7230 � Chief Building Official (S50) 558-7260 X City Arborist (650) 558-7254 0 Recycling Specialist (650) 558-7279 � Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 0 City Attorney Planning Staff Request for Design Review for a second story addition at 725 Crossway Road, zoned R-1, APN: 029-045-080 November 21, 2011 1. Site plan needs to include all major trees and shrubs including City street trees. 2. No tree may be removed without permit from Parks Division (558-7330) 3. Minimum of 3 landscape tree (existing or new) are required for final. Reviewed by: B Disco Date: 11/28/11 Project Comments Date: To: From: Subject: Staff Review: November 17, 2011 0 City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 0 City Arborist (650) 558-7254 0 Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Request for Design Review for a second story addition at 725 Crossway Road, zoned R-1, APN: 029-045-080 November 21, 2011 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: r s=._./ � Date: „2,,. ��Y% �.�� Project Comments Date: To: From: Subject: Staff Review: November 17, 2011 � City Engineer (650) 558-7230 0 Chief Building Official (650) 558-7260 0 City Arborist (650) 558-7254 Ptanning Staff � Recycling Specialist (650) 558-7279 � Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 0 City Attorney Request for Design Review for a second story addition at 725 Crossway Road, zoned R-1, APN: 029-045-080 November 21, 2011 Any construction project in the City, regardless of size, shall comply with the City NPDES permit to prevent stormwater pollution from construction activities. Project proponent shall ensure all contractors implement Best Management Practices (BMPs) during all phases of construction (including demolition). When submitting plans for a building permit include a list of construction stormwater pollution prevention BMPs as project notes and include them as a separate full size plan sheet, preferably 2' x 3' or larger. Project proponent may use the attached Construction Best Management Practices (BMPs) plan sheet to comply with this requirement. Electronic file is available for download at http://www.flowstobay.org/bs_construction.php (Scroll about half-way down the page and click on Construction BMP Plan Sheet). For assistance please contact Eva J. at 650-342-3727. � Reviewed by: � Date: 11-21-2011 �� SAJ� M:St?�_B t!)�IvT'!s�II�L Water Pollution Prevention Program Clean Water. Heai;f;y �ommunity. Construction Best Management Practices (BMPs) DOWNLOAD e-file at http://www.flowstobay.org/bs construction.php Construction projects are required to implement the stormwater best management practices (BMP) on this page, as they apply to your project. Please note: the wet season begins on October 1 and continues through Apri130. Materials & �Vaste NIanagement Nun-Hazardoue Matcrial9 ❑ Berm and cover sbekpiles of sanJ, d'ut or o�her wnstnwlion material wiN Lups when rain is forec�st or if not acfi�xle being used wifhin I4 days. ❑ Use @u[ don't ovemse) reclaimed �vater for dust con[tol. Hs�arduus Matcrials U Label all hazardons mamrials and hozvdous �vastes (such as peslicides, painls, lhimars, salc<n[s, fuel, ail, and antiheexe) in accordance witl� ci1y, counly, surte and federal regula[ions. ❑ S[occ hazudous matcrials md was[cs in watcr tighl conlaincrs, stom iu appropiiatc sewndwy cnntnitimcnt, end cover Ihcm n[ Ihe cnd of evcry rvorA day ar during orot ivcatlicr or whcn `ain is forecast. ❑ Folloiv manufacturer's application insWc[ions For har�rdous malerials and be careCnl not [o use more Ifian necessary. Du nol apply chemicals untdoncs when rain is foiecnst wilhin 24 houcs. ❑ Arrnnge for oppropriatc disposnl ofall luvardous was[cs. Waste Managemenl ❑ Cmxr wastc disposat containcrs securcly with tar�s a[ thc cnd of every work dap and during tret wenther. ❑ Check wasle dispusnl conlainers frequently fot leal:s and ro muAe sure they are mt averfilled. Nevet Aose duwn a dumpsler on ihe eonsWction site ❑ Ciean or replace poctable toilels, and inspcct �hem fiequently For IC2�C5 �tld 5�11115. ❑ Dispose af all wasles nnd debris properly, Recycle malerials and N•asks Ihal can be recycled (snch a� asphalt concrele, aggregate base matcrials, wood, �vy board P�Pe, etcJ � ❑ Dispasc af IiquiA rcsiducs fcam paints, thumc�s, solvents, glucs, anA cicaning Huicls as Lnzacdous was[c. Conslrnetian Entr:mces:md Perimchr Eslnblish aid mointain effcc[icc pcnmcicr rontrols and slnbiliu all consWction enVanccs and exitt to suflicicntiv cnntrol erosinn and scdimcnt dischargcs &om sitc and tcucking o@'sim. Sweep or vxmun anr sucet traclting immediatcly and seciae sediment source W preven[ f irthcr tracking. Nerer hose dmvn sltee[s fo cleon up tracl:ing. Equipment Management & Spill Control . � �� _ ... '�;... � E� � Maintenance and Padung ❑ Dcsignnre an acca, fittcd with appropriatc BMPs, for vehicle and equipmen[ parAing and stacage. ❑ Perib'm mujar maintennnce, repavjobs, and vehicle and equipmcnl washing� off'silc. C7 If iefueling ur veliicle mnintenance mnst be done onsite, kro[k in n b:rmed area mvay Gom sromi d[ains and over a ddp pan bigcnough to collcc[ fluids. Recycte ordisposc aFfluids as haiardous �vnste. ❑ If vchiele oreqwpment cicaning must be done onsi[e, clean with rvater only in a belmeA aeea Ihat will no[ nllow rinse rvaler lo run into Sulters, strcets, sroim dcains or sucface walecs. c i ment onsite nsin� sua s O Do nat e(ean vehicle o equ p , p, sohron[s, dCgreasers, 5team. cleaning cquipment, ctc. Spill Provcnfion and Caotrol ❑ Kcep spiiteleanup materials (rags, absorbents. cicJ xvailable n[ tLe conshuction site at all 6mes, ❑ Inspectvehicle5andequipmenlfiequcnNyforund repair leaks promptly. Use drip pans Io cntch kaks mlil repa¢s se made. ❑ Clcan up spills or Ical:s immediatclp and disposc uf cleanup materinls propecly. ❑ llo not hose down surFaces whcre fluids havc spillcd. Use dry• cleanup mcihods (absorbcn[ materials, cat litter, anNorzags). ❑ Siveep up spilltlddty malerials unmedia[ely. Du not lm lo wa5h t6Cm a�ray with n•aler, or bury� thcm. ❑ Clcan up spills on dirt arcas by digging up end propcdy disposing of conlaminnhd soil. ❑ Repor[ significan[ sptlls immedialely. You aro required by la�e to repo�t all significnnt relenses uf he,ardous mate�ials. inclnding oil. To repoc( a spili: 1) Dinl 411 oryo�v lucat emetgency response number, 2) Call 16e Cmvcrnor's Office of Fmergcncy Sorviccs 14'nrning Center, (R00) N52-7550 (24 hours). Earthwork & Contaminated Soils �� : �.� ,�r �\ �F.. s. .� � ss.a..�.+�:.ti��K��[-`,.�,�-f,�� r","e•+,�--"`":,. .-.::.: Erosion Cmtrol ❑ Sc6edule grading and excavation work tor dry weathcr only. ❑ Slabilize all denuded areas, ins�all and mainittin lempomq� crosion conl�ols <such as erosion conlrol fabric or bonded 56cr matric) uatil vcgemtlon is cslablished 0 Sced or plant regevrtion for crosion control on slopes ar where consteuction is not immcdiamly planncd. Sedimwt Cuntml ❑ Protcct smnn dmin inlc[s, gutma, ditchcs, und druinage courses with approptiate BhiPs, snch as 6rtn�x16ags, 56er rolls, benns, elc. ❑ Prcveut sediment from migrating offsite by installing and mainfaining sediment controis, snch as fiber rolls, silt fences, or sedimcat basins. ❑ Keep e.ccnvuted mil on ihe site tvhere it �vill not collect inro the slxee[. 0 Transfec excava[ed materials to dump Vut}:s on the site, not in 16e slreel. ❑ Contaminated Soils ❑ ff any af Ihe folloning canditians ue obsen�ed lest far conlamina�ion und conWet the Regiomt W�ter Quulity ConVol Board: ■ Unusual soil canditions, discoloration, or odor. ■ Abandvned undcrground tanks. ■ Abandoned x•ells ■ Buacd barrels, dcbris, or Irash. Paving/Asphalt VVork �� ` � ..._ — p � a n s. �l ❑ Avoid paving and seal coating in �vel a�ealhe; or when rein is forccas[ before fxesh pavcment tvill have time to curc. ❑ Cavcr stolm drain inlets ond manhoics when applying seal coaL Luk coal slurry seal, fog seal, elc. O Callec[ and cecycle ot approprialely dispose af excess abcasive gru��el or smd. Da NOT swccp or wash it into gut[crs. O Do m[ use watcr to �vnsh down Fresh asphalt concrete povement Sfla�cutting &AspAaltlCuncretc Remuval ❑ Completcly cover or haaitade storm hen ax� cuttin . Use filler d[nin inlels w s g fabric, catch basin inlel Glkrs, or gcavel bugs Io keep slurry oul uf Ihe storm drnin syslem. O Shosel, abosorb, or vacuum sa�rsut sluay and dispose of all wastc as soon as you arc finished'ui onc location or u thc end of each work day (whichever is soonerl). ❑ If sawcul slun}• enlen a calch basiq clean it up immediately. Concrete, Grout & Mortar Applicarion ❑ Store conetele, srout and morlarunder cover, oa pallels md nway kom druinege areas. These muterials musl never n:ach a stvrm drain. ❑ Wnsh out concrctc equipmcnVtnwks offsire or in a contained azca, so thctc is no discharge into ihe underlying soil or onto surtounding azeas. Let conerete horden md disposc nf u garbogc. ❑ Collecl We �va51t water from �vashing exposed aggcegate conerek and remove it for appropriate disposat offsitc. Dewatering ? f}� � f �_ � � � �. ;3..� ..:. �.�x.." '?: � , ,� .,� � .! : �'` . �� . �"1 �y��k�::: ^.. . y�t ,t�:. ,t'�..,�-6.t ❑ EfFectively manage nll run-oq all runoff wilhin Ihe silc, and all Iunoff thal diechnrges hom �he site. Divert runan �vater from offsite away from all dislucbed utes oc o[henvise ensure compliance. ❑ When de�catering, no[ifj� and obtain npproval from thc local municipality bcfom discherging watcr Io a succt �utter or stomi drain. F'iltration or divcrsion tluough a basio, mnl, or sediment uap nwy 6e requ¢ed. U ln areaz af laown cm[aminalion, lesling is required prior lo reuse ur discharge of pnundwater. Consnlc �vitl� �he Engineer to Actcmiinc whctlmr tcs[ing is requircd ond how ro interyrct msults. Contamin, ted groundwatcr must be Veated or haulcd oiRsiic for p[oper disposal. Storm drain polluters may be liable for fines of up to $10,000 per day! Painting & Paint Removal �, ��.�T}��.'�� 1cds h''�� }'. r ; �'�. : �» ��;. `'� � � � �"''�',-�"' 4 �m�� Painting cleanup � Nevcr elcan brushcs or cinsc peint cout¢iners inN a strcet, gu[ter, stomi draiq or aurfacc rvnrers. ❑ For water-based pninLs, pamt on[ bmshes to ihe extent possible. Rinse tu the sanitary� seiveronce you ha��e gained pecmission from tl�c local wusemvater trcahncn[ authoriN. Nm•cr paur pain[ down a drTin ❑ Fot oil-bnsed painfs, puint ou[ brushcs to the exicntpossible aod clean wilh thinner or sok•enl in a proper conWinec Filtcr and eeuse thin�ers and saiven�s. Uispose oC residue and unusuble Ihinnedsolvenls as hazardous waste. Paint removal ❑ Chemicol paui[ stripping residuc ond chips and dusl from marine paints or paints canlaining lead or tributyltin must be dispuseduCas hazazdous waste. ❑ Point chips and dust Erom non-Ba�ardous dry stripping nnd smd blasting mny be swopt up or collacl<d in plasGc drop cloths and disposed of as trash. Landscape Materials ,"i?,.c�"�. ,�,w. �StS �.' � ��..,�/ !. i:� � / r�,.. ° \. ,'�'Yn '�Y��;� � �t,�"` .:.�i '� }�,.+.,�,.,,a.,,++.�.w,i..�l� i._�: ' : . ❑ Conlain stockpiled landscaping materialc by smring them under iarps when they are notacticely 6eing uscd. ❑ SLuk erodibic landscapc ma[crial on palleLs. Cascr or storc Ihese mntcrials rvhen thcy are no[ activeiy bcing used or applicd. ❑ Discontinuc applicalion oFany crodible landscnpe mute�ial �vithin 2 days bcfore n forecnst min e��enl or <Iuring �vel �vealhei. RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW AND SPECIAL 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 � Design Review and Special Permit for declininq height envelope for a second story addition to an existing sinqle familv dwelling with a detached qaraqe at 725 Crosswav Road, zoned R-1. Tim and Linda Reeth, propertv owners. APN: 029-045-080; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on February 27, 2012, 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: 1. 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, Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. 2. Said Design Review and Special Permit are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review and Special Permit are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairman I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 27�' dav of Februarv, 2012 by the following vote: Secretary EXHIBIT "A" Conditions of approval for Categorical Exemption, Design Review and Special Permit. 725 Crossway Road Effective March 8, 2012 that the project shall be built as shown on the plans submitted to the Planning Division date stamped February 15, 2012, sheets 1 though 8 and Topographic Map; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staf�; 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that the conditions of the Chief Building Official's January 13, 2012 and November 17, 2011 memos, the City Engineer's December 9, 2011 memo, the Parks Supervisor's January 17, 2012 and November 28, 2011 memos, the Fire Marshal's November 21, 2011 memo, and the NPDES Coordinator's November 21, 2011 memo shall be met; 5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 6. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regu�ations of the Bay Area Air Quality Management District; 7. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2010 Edition, as amended by the City of Burlingame; EXHIBIT "A" Conditions of approval for Categorical Exemption, Design Review and Special Permit. 725 Crossway Road Effective March 8, 2012 THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 11. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 12. that prior to 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 �nal framing inspection shall be scheduled; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. . CITY OF BURLINGAME COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD �,��„�,�-� � � � - � BURLINGAME, CA 94010 9,��,� ��.- � � _ '� PH: (650) 558-7250 • FAX: (650) 696 3��90 ��,� _ www.burlingame.org �;;�� ,"• � �, � >r$ { ��'�"s�. � �^�i� ei= �� .m � �k 3 : � � 3 �. Sit�: 725 CROSSWV�Y RO�� F �T� � � � The tity af Burlingame Planning Commission announces the following publis hearing on MONDAY, FE�RU�IRY 27, 2012 �t 7a00 P.M. in the City Hall Council (hambers, 501 Primr��e Road, Burlingame, CA: Application for Design R�view �nd Specinl Permit for declining height envelope for a second story addition to an existing single family dwelling at 725 CROSSWAY ROAD zoned R�l, AP"J 029-045-080 Mailed: February 17, 2012 (Please refer to other side) City of Burlinpame A copy of the application and plans for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. Property owners who re�eive 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 t" '^�, � Y � �.,,� ; � �.a + � -- -', i�'�i :.�� t.� E� �'t 6 �,. 3` �" PUBLIC HEARING NOTICE (Please refer to ofher side) � -�,.� - � �� _ -- - — � � - �- `� f . \�.a y _ ...s ._i ��4�� . 'a `i ; ". �.�t i �`�. � ' ' ' `� , a . : .�y�� `.s-t �-:a �}�-a � '4 � - ' . . �. E�� 9. � _+�`� � , � i • • � � < � t. � C9 i �,��s '� ��' _`�� .:� � t �.� 't � . . - _ C.•€ �s .�a s.\� `�- .� _—..�-.�y.. � � . . ' . �+' , � i '�-�. � ` ,,\`: . . ' � � � k L. ' ' ' � � .�f� .. '�t �. �� (� _ : . �, �_ a j ,� ,r 6�0 .. . `g . � yy� � ,,� � ' .�a - x+� -f = f� � � � ` �sy ,p� � � E � �(\�� fi�� , �� ` � �' �� , ��`� �f `;� " _ � ' - _ \\ ' . _. _ � aQ r` � Q�. _,' . �F :. _ " f x,� � � - � . ti� \\ � _ �= � _ �� .. \ � ,�y�'L.i\ . .R �` f � ` . i , k �f� J \ _ �`�a_' _.�� . . � �r �-. . ° s�,.,� _=, �' 'r�,. - . y � . � : .(�`i�1J \-- - , _ c- �'�g '.i j � =- . ' . . ^'U f S . '. '�� .. s � ,,,. �.. `� v ,� � � �� r { � ''. �.;; � - � s �- � i ` L�Jti : -.Y� _ � , �. ' • `, , .E��''� . � � r- . � � �� 3 , ��/ � ° � , ` � +� � i ' ` � �� „� . � � �• • �.. - � j�./ y , __ � - � ... _ � '- l � ,4r : . '�.} � . 4 _ .. � Y �:v/ �- - .- ,_ _ � . � , �: �;' •,, } J= � � ' � , °r �-^ '� _ �� : ; �a/ <. - � �i' �Y � � � � ��= i E� ` : � s �.. _ � �, . _ �L,�� __ • ,\ ��- 4�"_ _ � _ '� .� r' _ � �� . � . � . � � �� v � � 7�'-' :� - ,� � � � � . . .� ,:_ �, ? - � �, � +:� � A �� s� - :. � ' = ��' - } - � � ' i�� _ _ ' � � f ��, . � 0 '� � j ` �` ,.� f � - � - z, -� f� �CJ.-� . , �:' ^�.� - - /''� � +. -.- . � . . _ . . / �„ � � � � F , . � Qy� y � ' f ., _ . : f�� :. 1 k ... 6% ! . 8�: � ,, : J E ; ` � - � � �,, o � 6 � � � - �' �, �� f � _ - � 6� - � �r_� ;� � �t� ��.� � ,� ,� � �� ` , � .� � ' _ i'� , '4 = 1 t-'� ;�,�� , ' �,� �� c _ � r`r � �t � �f _ � f � -- � � �`" . z ' , �� t � .�� , , . 3-. Y Lr_ , � , _ _ �� _ `�. . � . �, _ _ � _ � •, � � �3 � � ,. _ ' ` • , � '``� �L� r``t cQ "' :r � � � l - `�� ," i�� F� \ � --' _ _ t /' , �_ ` � � � �� ` � < ` ��` � . � � . ,', �,, �� . �i t ,�; � . � -s � 8 . j� �`cc� _-, . �� . - '..-� �` ,' � r `_ _ ,,� \ � _ . 4 ��¢ . . ` �` . . `y ` '� �' I � '�, � � c�:a � r �,: , 4 �l� � � �'' °�� I' � �` '� � . � �' � � ; j �` . _ f i � �� - � � �. �' � - - �'� �- .. 1 : ,� �'� . �� --Y . .?��i _- � � ,� � �' �� :y . � „ t C'' ` t L`�`�= � _ `. �� ,., . ` �� <�� t - : �� - - ! �l�/� �' _ . . _ �f`4_ ��,� ,'Ss �` v , i� � . � . � ', q p `_S Z ✓ `t t� / •- � _ � ' �` � C'�', C"' . �� r� - . � . �.:� ., . �, �` ,� _ ��: � . �4 � � . � \- • `` - ` � . _ . . � ' £ - � ;R ,� f`^` A -.:a ,.. a '�, _ �F; '�� .� � . . 1S ''+�' _ , . �� p� - ,� � z� �� - - ` < _ _ , , �� _�� .�' � _ : �� - -- � � _ �`t :� _ � � �,. � . =� - _ .,.�,. � " — - - f $�� , � � . , , � �, r ; , � % , � �� ,, ` /� �'S� � �; � _ .l � ,� r . , _ , t �'` - � � ^� f f �' �_-_ - , . F . - ... ,f`� 4`y;� =�s� r -"�. � �.. � . _ _ � `' ,�'",� � `� �. � � � - � . � 4 `X " 4 � . � . . ,• f� - ,��. � ��' . . � �` - `'�° � t �. � �� , . � � � -� � - .�` ., "a ,'y�` - ' E'�� .�-*! f� � -��• '. � �r�' =0 �� ', ` � � � �� : �� ., � k -rb- ".,,� �_ ' !_; � 3 O ��i�'� . �� ,�' �� -� �� 5 � � ! �F'i� � - � 15�. �V F ;� . . . . � � ' s�'"a , , � /'y'+-` .� _ � �. : � n , . ` �,,� � � � F �� ii � � ` � � 4 x : � �t � � �' , { ��, . A . � � ; � � 1 � ��` _ �� l � � _ �ea*� � - (i ._ � _'r ._ � .. . . _ � � _ - � �� ' . - � i �. �� r t't s -t ' �il . / �� . � . �.� '�, _ r.'�.� � ` _--� * � / `� . � _ � � .. ` � � . . �'�J� �� _ _ �i` � . =-,�� f• ,�,"� r: � � �-•..,�t. ' ��;t. . � '�:f � f' �l '�. �� , ' `�� +�= -Y� ' � ''� � � 9� � ` '- � ��• ;' �: � � _ � f :� ; ' _=� � -�! � j �' ` �, � `� � e � � . . `: `� �� `�, 4� � �-R `' ��, � � '�..�� -�� :y �' . � : ; g _� � , �: � � -- ,` . � �_ ' i � ! / � _ .�- ` �� . � + g ^ . �!E` � �� .�� ,'. � � .� s' � 'a '� �,.. j�r � ��. ��, � ,; �� , �"' !�� ; � ` ;� � � � � " � � `-� � \ � �8 `, �� , r �` �� t �� > . � z � " '� � f ` 5�`1'.�.� ` � � l , � �� ' r � "4,� -Jr -.� � '� ��;:C �.k �� ,��.-. � - � � � �_�� :� � � � r- - ��N . �✓ . ,� _ � � � � .� '� ''� _ �� ;ir .`9� y f�� '9� �� A� ��,!�.'�"�� a ` , � `-,. � � � � � _ . 1 . �. ,�i � Item No. Design Review Study PROJECT LOCATION 725 Crossway Road City of Burlingame Design Review and Special Permit Address: 725 Crossway Road Item No. Design Review Study Meeting Date: February 13, 2�12 Request: Design Review and Special Permit for declining height envelope for a second story addition to an existing single family dwelling with a detached garage. Applicant and Property Owner: Tim Reeth Designer: Waldemar Stachniuk General Plan: Low Density Residential APN: 029-045-080 Lot Area: 5,855 SF Zoning: R-1 Project Description: The existing two-story house with a detached garage contains 2,723 SF (0.47 FAR) of floor area and has four potential bedrooms. The applicant is proposing tc remove a large trellis area from the first floor and to build a 715 SF addition to the existing second floor. With thP proposed project, there will be an increase in the floor area ratio from 2,723 SF (0.47 FF,R) to 3,251 SF (0.56 FAR) where 3,343 SF (0.57 FAR) is the maximum allowed. The proposed project is 93 SF below the maximum allowed FAR and is therefore within 2% of the maximum allowed FAR. A Special Permit is required for declining height envelope along the right side property line (57 SF extends beyond the declining height envelope). With the proposed addition, there is no change to the number nf potential bedrooms on-site (4 existing and proposed). Two parking spaces, one of which must be covered, are required on site. The existing detached oversized one-car garage (10' x 20', clear in#erior dimensions) meets the covered parking requiremen+. One uncovered space (9' x 20') is provided in the driveway. All other Zoning Code requirements have also be�n met. The applicant is requesting the following applications: ■ Design Review for a second story addition to an existing single-family dwelling (CS 25.57.010 a, 1); and ■ Special Permit for construction exceeding the limits of the declining height envelope along the right side property line (57.3 SF extends beyond the declining height envelope) (CS 25.28.035, c). 725 Crossway Road Lot Area: 5,855 SF Plans date stam ed: Janua 11, 2012 � � EXISTING ' PROPOSED � ALLOWED/REQUIRED SETBACKS 3 j -- —�- — -- ---�--- -------.�._._._....__�_ _--- Front (9st flr): 16'-5" (to eave) � no change � 15'-0" (2nd flr): 23'-0" i no change ; 20'-0" __�._._.._..._�.----�----- -.__....._._._---.....�....__..-----�----.......�._......:_........._..___...----.._.__..._---._._.....__.....-----_�__-___._.;_.__....._..,..._____ Side (left): 4'-6" 4'-6" (to 2"d floor) ' 4'-0" �` � (righi): 15'-8" ' 15'-8" (to 2"d floor) � 4'-0" — - --- ----.��_..._�_._...__......---...�_�.�_..._._.__A._._. � Rear (�st flr): 31'-0" ; no change ; 15'-0" � (2nd flr): 63'-10" 31'-0" ; 20'-0" _. _._.._...�..__...._.—__...._....---�--.._. .__._�_...._—.._—..._..� �_�..._..---__-......__..__._... --�-----�-------_-____--... _ � _ __ Lot Coverage: 2,171 SF 1,983.95 SF � 2,342 SF 37% ' 34% � 40% ; � - -_�.._.._._...._:_.------.._.�__.___..._..___._ _------.._._,_...._.__�..-----....____----- -� -�--�- - - � : . .. . _ _.....__....----._...._... FAR: 2,722.7 SF � 3,250.65 SF ; 3,343.4 SF � 0.47 FAR 0.56 FAR � 0.57 FAR �_.._----__._..._._.._..�—..-----�-- �----.._...---�;--- ----- ---' -- ------- # of bedrooms: 4 4 i --- �.____..._..�_._____.....-----...-9: - ----�---._ ............._.....---..._._._—.._______.........:......._..__._____.._....�_____..�.._..._......._.._...------------;-----.._�_�__. ..�--- Parkin 1 covered � 1 covered (10' x 20') � (10' x 20') ` no change � 1 uncovered ; 1 uncovered (9' x 20') (9' x 20') Design Review and Special Permit 725 Crossway Road EXISTING PROPOSED : ALLOWED/REQUIRED Height: 24'-1" 22'-4" (to addition) 30'-0" _. _------ ---__�.�__. ; --....._____....----- DH Envelope: extends beyond Spe�ial Permit Required CS 25.28.075 decl;ning height (57 SF extends Geyond envelope (right side) : declining heigh� envelope)2 � ' (0.32 x 5,855 SF) + 1100 SF + 369.8 SF = 3,343.4 SF (0.57 FAR) 2 Special Permit requirea along right side (57 SF exi�nds beyond the declining height envelopel_ Staff Comments: See attached memos from the City Engineer, Chief Building Official, City Arborist, Fire Marshal and NPDES CQordinator. Erica Stro�meier Associate Planner Cc. Waldemar Stachniuk, 500 Airport Blvd. #100, Burlingame, CA 94010, designer. Tim Reeth, 72� Crossway Road, Burlingame, CA 94010, applicant an property owner. Att�chments: Application to the Planning Commission Special Permit Form Copy of survey, date stamped January 11, 2012 Photographs of Neighborhood, date stamped November 14, 2011 Staff Comments Notice of Public Hearing — Mailed February 3, 2012 Aerial Photo -2- s� �,T, � dl � ��'�o COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSI�N Type of application: �7, Design Review ❑ Variance �C� Conditional Use Permit ❑ Special Permit PROJECT ADDRESS: �25 �r�ssw� n`� _ �j1 �— V ,Fj � �r � ❑ Parcel #: t�� J -1 �- � Other: R� , ,6v�2 �i�t. O Please indicate the contact person for this project ' AP P LI CANT project contact person�[ OK to send electronic copies of documents ❑ �--- Name: � �v� �'�� - Address: �2 s T i7�s�w�t k�c� - City/State/Zip: �� E C�. 9�0 � o Phone: �.��o - �aa• ��i9 Fax: �JSD , �4' 3 ��£s�% PR�PE,R�I�( �WNER project contact person ❑ OK to send electron�c copies of documents ❑ .� Name: ,� i �t �kt� � �. � r� i4 � �'ri-F Address: 7ZS C�SS��t � � City/State/Zip: ��lz-�iu, vi�e C� g`f ° � � Phone: �(�so . 9�a. g8 �i Fax: �056 . '�`�3 - `� � E-mail: �� E� � q,�v�� . r� ✓k E-mail: �� E� � 9►^'�'�� -�"''� ARCHITECTIDESIGNER project contact person OK to send electronic copies of documents Name: �I��-�FM�� i}{�(td,� Address: � Q(� ��if��1"� �1��r,� � ((}C� City/State/Zip: Phone: � c,�, �� I� �, �. �?u..t,v�e_ � �,�" � � o I 0 �o ��-� - �� Fax: �� '��'�� E-mail: �`��►,Ji �. N 1 i�.�� f.t+t.� U1_o�, Y�p M �k Burlingame Business License #: � � �� `1' PROJECT DESCRIPTION: ��'ii� '� �� ► ��-b,. � rS _ ��v c✓'� r� 7oaNh S�� fZS 'b-E'A i� r �� NOU 1 4 20i1 CITY OF BURLINGAME CaD-PLANNING D1V. � � Z 13E�Zo� � s '� 5� i.�r'�v �� v� v� i?-fl � v►� _ d��3 V� _ s AFFADAVIT/SIGNATURE: 1 her `j� ce if under pe alty perju th t the inf rmation given herein is true and correct to the best of my knowledge and belief. .�� `� � 1( Applicant's signature: Date: �l � I am aware of the proposed application and hereby authorize the above applicant to submit thts ap lication to the Planning Commission. �_ � Property owner's signature: �^-� • ��i �-- Date: /� �3 � // V Date submitted: �f I ��{ � II , yt- 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:�Halloours�vcaPp�icotion zoos.hondout.doc City Af Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 � www.buriinqame_orq � crrr ,r �,r .t I�r:�i � �``, �.,�'� ;Z�� a aPow..E _ CITY OF,BURLINGAME - : SPECIAL PERMIT APPLiCATI�N The Planning Commission is required by lawto make findings as defined bythe Ciiy's Ordinance (Code Section 25.50). Your answers to the foflowing questions can assist the Planning Gommissian in making ihe 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 blend of mass, scale and dominant structura! characteristics of the new construction or addition are consistent wifh the exisfing sfructure's design and wi�h tf�e exi�ting streef an� neighborhoocl. � P ��T�`�'V�c� 2. Explain how the variety of roof line, facade, exterior finish materials and e%vations of tMe proposed new structure or addition are consistent with the existing structure, street and neighborhood. � e r� ��-� �\ 3. How wil/ the proposed projecf be consistent with the residential design guidel�nes adopted b�r the city (C.S. 25.57)? �.�. � �.-4��-�c�� 4. Explain how fhe removal af any trees located within the footprint of any new structure or addition is necessary and is consistent with the city's reforestation ; eq�iree�ents, lh�hat rnitigafion i� proRosec! for �he rerno�ral of a�� rees? Expiain ►�h�r �his e�a6�igat6on is apQroRriafe. � � � � � �� .�,c�1�� JAN 11 2012 �!T ;' UF BURLi[�lGAit�E eaQ-��,rvrvir�G ��r Rev. 07.2008 � See over for explanation of above questions. SPECIAL.PERMIT.APP.FORM ANSWERS FOR DHE PERMIT APPLICATION 1) Proposed structure is designed to match exis�ing architecture. The new second floor additior is to be built on the back side of the existing home, over the existing first floor perimeter wafls. The scale of proposed addition is consistent with existing home design. The purpose of the special permit in regards to Declining Height Envelope is to maintain the integrity of the current design. 2) New addition aesthetically blends in with the neighborhood, and it is design to match alJ existing fini�hes, such as; roof lines, smooth stucco finish, windows, and the trim work. Compieted second floor addition will fit in and be consistent with the neighborhood. 3) 1. New addition will match existing architectural style. 2. Parking and garage patterns will not be changed. 3. The new second floor design brings the integrity to over all structure appearance. 4. The proposed addition is located on the back of the existing home, hence the front interface is sustained with the rear and side exterior naturally blending with adjacent properties. 5. Landscaping is proportional to proposed structure and meets the city guidelines. 4� None of the trees will be removed_ (below is the DHE permit application and city reference for four questions) .- � .lAN 1 � 2�� CIiY OF Bl�RLtNGAME GDD-PLANN{NG DlV. KAVANAGH ENGINEERING 708.CA�OLAN AVENUE • BURLINGAME, CA 94010-2711 1170 reeth O1. TEL: (650) 579-1944 • FAX: (650) 579-1960 12.0106 Timothy Reeth 725 Crossway Rd. Burlingame, Ca. 94G 10 RE: 725 Crossway Rd. TOPOGRAPHIC MAP AND SPOT ELEVATIONS FOR ADDITION Dear Timothy: Attached are 2 copies af our Sht. T-1 "Topographic Map" dated this day. It is based on our previous map done in 1991 for. a previous owner. Tbis has spot elevations as required by the city sununarized as fallows: 4 Properiy Corners: Front left Front right Back left Back right 15' Setbacks: Front le$ Front right Back left Back right 2 Front Curbs Opposite the front corners: Front le$ . Front right Average top of curb 4 House Corners: Front le$ Front right Back left Back right House Finish Floor: Very truly yours, KAVANAGH ENGINEERING � . � Charles L. Kavanagh �. � CIVIL DESIGN • SURVEYING • UTILITIES SINCE 1983 ELEVATION (F1� City Datum 20.51 20.52 22.3 22.5 20.63 20.85 21.1 21.5 20.32 20.28 20.30 20.68 20.83 21.04 21.0 22.43 �. No. 20858 Exp. 9-30-13 * �� JAN l� 20�� [T`l `JF BiJRLINGAIVIE G�D-PLAhN(NG t�N. EMAIL: kavenca(c�mvastound.net WEB: www.kav-enQ.com k D. , � . . . . IC+ :-`R �+ � ; t .' ... y : Si : {�:. _ . s ,� - � s` � . `$� .,�_ � : 'z g t Afi �.c h ��'��1�� ,Y vP � ' 'g^ ,,�e� _ .. . � �� - � �� m , �� /' � �� b �i �� rt�� 1 . � � �, t � ^�� a _ } =�3 � �� '�"�" . ��- �� : �`a ,-_ � � , ` �, �,s.. � �.-� �:� � � r ar �s � �� '� �. -4'- , .'i� a !`. � �+� • E _ � • I[•._ � ..'yi �F- .__ — �wa $ . � �x . � � d �� - a _ � � � �` �: � - � < . .A � � ��7 � - �- ��.� � �:,� �. �' � . - -� _��= _ a "�'—�: -''`� r��, ; �� . -: .: _ . a� . � � : . e. '. __ �r.a�,«> �.�, „ . . _, . � _. - ,� _ .� � } �*i�. � � � " �a�� ! �� `� � �� .� �'' . � � W�� .. �' � -i b.i.l "�� i�... �X '�., �. 'S� �.y`t � , u � kY � � � _ � �.�y �g�. � . " � � . -� -�.�� ;;� , - - , �... _: _ � 0 Project Comments Date: To: From: Subject: Staff Review: November 17, 2011 d City En�ineer (650) 558-7230 ❑- Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7279 ❑ Fire Marshai (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Req�est for Design Review for a second story addition- at 725 Crossway Road, zoned R-1, APN: 029-045-080 November 21, 2011 1. Storm drainage shall be designed to drain towards the street frontage or to the City storm drain system. 2. Replace all displaced/damaged sidewalk, driveway, curb and gutter. 3. Sewer backwater protection certification is required. Contact Public Works — � Engineering Division at (650) 558-7230 for additional information. Reviewed by: V V Date: 12/09/2011 Date: To: Revised Plans Submitted January 11, 2011 ❑ City Engineer (650) 558-7230 ❑ Recycling S�ecialist (650) 558-7271 ❑ Fire Marshal (650) 55�-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Att�rney X Chief Building Official (650) 558-7260 ❑ Parks Supervisor (650j 558-7334 From: Pianni�g Staff Subject: Request for De;sgn Review and Special Permit for declining height envelope for a first and second story addition to an existing single famil� dwelling at 725 Crossway Road, zoned R-1, APN: 029-045- 080 Staff Review: N/A On the first page of the plans under "Project Data" remove references to the 2006 IBC, 2005 NEC, 2006 UPC and 2006 UMC as these are outdated references and do not apply to this project. Item #9 has been removed as a condition of this project. All other conditions of approval as stated in the review dated 11-17-2011 will apply to this project. . � " _r..,�.- : Reviewec�b�:-�-'""�` :�.�� ___. Date: 1-13-2012 � .��,�� 11 ; v Date: To: From: � Subject: Staff Review: 1) 2) 3) 4) 5) 6) 7) 8) 9) November 17, 2011 d City Engineer (550) 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 Design Review for a second story addition at 725 �rossway Road, zone� R-1, APN: 029-045-080 November 21, 2011 On the plans specify that this project will comply with the 2010 California Building Code, 2010 California Residential Code (where applicable), 2010 California Mechanical Code, 2010 California Electrical Code, and 2010 California Plumbing Code, including all amendments as adopted in Ordinance 1856-2010. Note: If the Planning Commission has approved the project prior to 5:00 p.m. on December 31, 2010 then the building permit application for that project may use the provisions found in the 2007 California Building Codes including all amendments as adopted in Ordinance 1813. On the plans provide a copy of the GreenPoints checklist for this project at full scale. Specify on the plans that this project will comply with the 2008 California Energy Efficiency Standards. Go to http://www.enerqy.ca.qov/title24/20QSstandards/ for publications and details. Place the following information on the first page of the plans: "Construction Hours" Weekdays: 7:00 a.m. — 7:00 p.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Holidays: 10:00 a.m. — 6:00 p.m. (See City of Burlingame Municipal Code, Section 13.04.100 for details.) On the first page of the plans specify the following: "Any hidden conditions that require work to be performed beyond the scope of the building permit issued for these plans may require further City approvals including review by the Planning Commission." The building owner, project designer, and/or contractor must submit a Revision to the City for any work not graphically illustrated in these plans prior to performing this work. Anyone who is doing business in the City must have a current City of Burlingame business license. Provide fully dimensioned plans. Provide existing and proposed elevations. This project will be considered a New Building because, according to the City of Burlingame Municipal code, "when additions, alterations or repairs within any twelve-month period exceed fifty percent of the current replacement value of an existing building or structure, as determined by the building official, such building or structure shall be made in its entirety to conform with the requirements for new buildings or structures." This building must comply �aith the 2010 California Building Code for new structures. BMC 18.07.020 Note: Any revisions to the plans approved by the Building Civision must be submitted to, and approved by, the Building Division prior tb the implementation of any work not speci�cally shown on the p/ans. Significant delays can occur if changes made in the fieid, without City approval, necessitate further review by City departments or the Planning Commission. Inspe�tions cannot be scheduled and wiil not be �erformed for workthat is not shown on the Approved plans. 10) Provide a complete demolition plan that indicates the exisfing walls, walls to be demolished, �ew walls, and a legend. NOTE: The Demolition Permit will not be issued and, and no work can begin, until a Building Permit has been issued for the project. 11) When you submit your plans to the Building Divisioa for plan reyievr provide a completed Supplemental Demolition Permit Application. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 12) Rooms that can be used for sleeping purposes must have 2t least one window or door that complies with the egress requirements. Specify the size and location of all required egress windows on the elevation drawings. 13) Define the Use for the room that is immediately adjacent to the Family Room and specify the size and location of all required egress wincows for this room on the elevation drawings. 14) Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable lo� coverage. Consult the Planning Department for details if your project entails landings more than 30" in height 15) Provide handrails at a!a stairs where there are four or more risers. 16) Provide lighting at all exterior landings. 17) The fireplace chimney must terminate at least two feet higher than any portion of the building within ten feet. 2010 CBC §2113.9 NOTE: A written response to the items noted here and plans that specifically address items 1, 2, 3, 4, 5, 12, and 13 must be re-submitted before this project can move forward for Planning Commission action. _....__ � Reviewe�y: ::---�—�-- Date: 11-17_ -2011 .: G Project Comments Date: Revised Plans Submitted January 11, 2011 To: � Ciiy Engineer (650j 558-7230 a Ghief Building 4fficial (650) 558-726Q X Parks Supervisor (650) 558-7334 From: Planning Staff � Rec�cling Specialist (650) 558-7271 0 Fire Marshal (650) 558-7600 0 NPDES Coordinator (650) 342-3727 0 City Attorney S�bject: Request for Deisgn REview and Special Permit for declining height envelope for a first and second story addition to an existing single family dvvelling at 725 Crossway Road, zoned R-1, APN: 029-045- 080 Staff Review; N/A 1. No further comments. Reviewed by: B Disco Date: 1/17/12 Project Comments Date: November 17, 2011 To: � City Enc�ineer (650) 558-7230 0 Chief Building Official (650) 558-7260 X City Arborist (650) 558-7254 From: Sub�ec�: Planning Staff � Recycling Specialist (65�) 558-7274 � Fi�-e Marshal (650) 558-7600 � NPDES Coordinator (650) 342-372� Q City Attorney Request for Cesign Review for a second story addition at 725 Crossway Road, zoned R-1, APN: 029-045-080 Staff Review: November 21, 2011 1. Site plan needs to include all major trees and shrubs including City street trees. 2. No tree may be removed without permit from Parks Division {558-7330) 3. Minimum of 3 landscape tree (existing or new) are required for final. Reviewed by: B Disco Date: 11/28/11 Project Comments Date: To: From: Subject: Staff Review: November 17, 2011 � City Engin_eer (650) 558-7230 � Chief Building Official (650) 558-7�60 � City Arborist (650) 558 7254 � Recycling Specialist (650) 558-7279 0 Fire Marshal (650) 558-7600 � NPDES �oordinator (650) 342-3727 � City Attorney Planning Staff Request for Design Review for a second story addi�ion at �25 Crossway Road, zoe�ec� R-1, APN: 029-045-080 November 21, 2011 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 shaii be approved by the Fire Department prior to in�tallation. Reviewed by: � <� � Date: � � ;Y�.`/ Project Comments Date: i�c:� From: Subject: Staff Review: November 17, 2011 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 Planning Staff � Recycling Specia!ist (650) 558-7271 Q Fire Marshal (650) 558-7600 Q NPDES Coordinator (650) 342-3727 � City Attorney Request for Design Review for a second story addition at 725 Crossway Road, zoned R-1, APN: 029-045-080 November 21, 2011 Any construction project in the City, regardless of size, shall comply with the City NPDES permit to prevent stormwater pollution from construction activities. Project proponent shall ensure all contractors implement Best Management Practices (BMPs) during all phases of construction (including demolition). When submitting plans for a building permit include a list of construction stormwater pollution prevention BMPs as project notes and include them as a separate full size plan sheet, preferably 2' x 3' or larger. Project proponent may use the attached Construction Best Management Practices (BMPs) plan sheet to comply with this requirement. Electronic file is available for download at http://www.flowstobay.org/bs_construction. php �Scroll about half-way down the page and click on Construction BMP Plan Sheet). For assistance please contact Eva J. at 650-342-3727. � Reviewed by: �� Date: 11-21-2011 �� c�,N Mn�r�= �our�rvivie� Water Pollution Prevention Program Clean Water, tieaL•f�y Cuminunity. Construction Best Management Practices (BMPs DOWNLOAD e-file at http://www.flowstobay.or�/bs construction.php Constn.iction projects are required to implement the stormwater best management practices (BMP) on this page, as they apply to your project. Please note: the wet season begins on Uctober 1 and continues through Apri130. Materials & Waste Management Nun-Hazarduus Matcrials ❑ i3erm and cover slockpiles of sund, dirl or olher cons4uclion malerial with lwps uhen rain is forecasl ar if not actively being used wilhin l4 dsys. ❑ Usc (but don'� o�•e`usc) ccelaimcd water for dus[ control. Ns'v.ardous klafcriale C] Labcl all ha�.uduas makcids and harardous rvastes (such as peslicides, paints. Ihimrocs, sokenis, f¢I, oil, ;md antJreem) in recordance with city, wunty, stnte and frderal «gulations. ❑ S[nre hnz rdous matcrials and rvastcs in watcr ligMt ronmincrs, smrc in nppmpriam secondory containmcnt, and cover tAcm a[ Ihe end of c�xcy rvork day or during rvet �vcaUur or �vhcn rain is forceast. ❑ Follow mannfaclurer's applicalion incWclions for haracdons malerials and be carcfid nol m use moro Ihan nccessnry. Do nol xpply chemicals ontdaors when rain is focecnst wilhin 24 hou�s. ❑ Acnnge for appropriale disposal of all Mmrdous �cnstes. Wnete Managemcnt ❑ Cm'cr �vasic disposal cnnteinors securcly with �eips a[ Ihc cnd of cvery �vq�k day and during �ret wenther. ❑ Check wus�e disposal conlaine[s f2quently for len{:s und ro muAe sure ihcp are not or'edilled. Never hose dnwn e dumpslet on ihe construction silc. ❑ Ciwn or replace porlable tpilets, anA inspect them frequently for Icaks and spills. ❑ Uispose of all wasles nnd de6ris propedy. Recycle malerinls and wasles that can be recyckd (such as asphall. wncrcle, aggrosule base m�ferials, wood, gyp 6oard, pipe, etc.) ❑ Disposc of liquid rcsiAucs from pnints, thinncrs, sokents, gfucs, and cicaning Nuids as haxazdous �vastc. Cunstrnetion Entrances :md Perimeter ❑ Establish and mainmin cHeclivc perimc[cr eonuols and sfabiliu aIl eonsVuction enVanees md esiLs to sufTiciontly conttol emsion and scdimcnt dischargcs from sitc and Vncking oR'sire. C7 Sweep or vacuum anp strce[ traci:ing immedintel}• and secive sedimuu sourcu lu precent Inrther Iracking. Necer hose do� n svicets to dcnn up « acking. Equipment Management & Spill Control �� .� .� � ,,: � Maintenance and Parking O Dcsignnte anama, fittcd with appropriatc AMPs, for vehicic and cquipmcn[ pazAing and sroragc. ❑ Ye�ibrm mnjor mainlewnce, repair jobs, nnd vehicle and equipment �vashing oRsile. ❑ If retueling or vehide maintenance musf be done onsile, watk in a bermed a�ea a�var Gom s�orm Jroins and ovcr a drip pan big cnaugh W collec[ fluids. Recycic or dispose oFfluids as heiarAous n•xs[e. ❑ if xhicle or equipment cleaning must be done onsile, ciean wil6 �voler only in n b��ed area Ihut will not aliow tinse �valer (o [un inlo sulhrs, slrcels, slo�m drains, or su�fuce �vaters. O Do not clean vehicle or eqwpmenl dnsite nsing soaps. solvents, Aegrcasers, a[enm. cleaning eqnipmenl, e[c. Splil Prevcntion and Control O Kcep spill cicanup ma[crixis (rngs, absorbents. etc.) m�ailable at the conetcuction site at all times, ❑ Inspeclvcltidcsmdequipmenlhequentlyforand repuir leake pxompdy. Use drip pans lo cnlch leoks umil repava ure made. ❑ Clean up spills or IcaVs i�mncdiauly a��d disposc of cleanup materials proped,v. ❑ Uo not hose down surfaccs where fluids have spilled. Use dry clemup me�hods (absorbenl muleriols, cal litler, anNor rags). L.1 S�veep up spilled dry malerials immeAi:uely. Do not tn• to �cash Ihcm m�my with ivater, or bup' Ihem. ❑ Gcm up spills on din arcas by digging up ond properly disposing oCcon�nminated soil. ❑ Rcpart significan[ spills immeJiately. You arc rcqnittd b}� In�v to report all signiGcanl releases oFharardous mak�inls. incl��ding oil. To repocl e spill: 1) Dia1911 or ymv local emergency response number. 2) G II Ihe Cmvcrnor's Office of Emc�gcncy Scrviccs Warning Cenccr, (890) Ri2-7550 (24 hours). Earthwork & Paving/Asphalt Work Contaminated soils . "�:'.A...��'�;;�:;,�; � f��,� . i .�.—a. .. �' �cl�� F}'��L.�.S''�'�k.�'Qe y�,�,�_.. _ ��'�,�"� ��< ..�.t. ...,_.:,,_,,.,,_ . Erosion Confml ❑ Schedulc grading nnd escava[ion work f'or dry aealher only. ❑ Slabiliu nll denuded ecens, insmll and mainqin tempomp� erosion controls (such as erosion contrul fabric or bonded G6er mntxix) nnlil vegehlion is talabli5hed. ❑ Secd or pimt regetxtion fa� crosiou control on slopcs or w6cre constnction is no[ immedinmly pinnned. Sediment Cuntrul ❑ Protcct starm drnin inle[s, gul[ers, ditchcs, end drainegc courses with npprop�iate B6fPs, such as gravcl6ags, fiber rolls, bclms, cic. ❑ PrevenlsedimentfrommigmtingofCsile by ins�alling and maintainins sediment controls, such as fibcr roils, sil[ fcnces, ar sedimcnt L�sins. ❑ Kccp cxca�ated soil on ihc sitc whae ic �vil1 not collee� into the street. ❑ TnnsFer cxcm�aeed material5 to dump trucks on the site, not m U�c slreel. ❑ Conlaminated Soils ❑ If any of �he Collon•ing condilions arc o6served, lesl for contaminmion und conmct Ihe Rcgional V.'atcr Quulily Cuntro� Board: ■ Unusual soii condi[ions, discoloralion, or odor. ■ Abundoned undcrground tanks. ■ Abxndoned wells ■ Buricd bartcls, dcbris, or tro.ah. ❑ Avoid paving nnd seal cuating in we1 wcalhcr. or whcn rain is Eorecas[ 6cforc hesh pavement will havc [imC ta cure. ❑ Covcr s[omi drain inicts nnd manholcs when applying seal coat, tack coal. slurry seal, fog scal, ek. O Collec� and recycle ot xppropria[ely dispose uf excess abta5ive gneel ot sand. Do NOT swecp or rvnsh it into gultcrs. ❑ Do not use watcr to wash dox�n hcsh nsphalt concrete pavcmcnt. Sxx'wtting &AsphalUConcrcic Rcmoral ❑ Completely cover ar borticnde storm dmin inlcls when saw culting. Use fiiter Cnbric. cafch basin inlet Ulters, or grnvel bngs tu leep slurty out aClhe storm drnin system, ❑ Shovel, abosorb, or cncuum san�ut sluay and disposc of all rvastc as Soon as you arc finishcd in onc location nr at thc end oF cach work day (whichc�rcr is soaner!). ❑ ICsawcul slutty cnmrs a calch 6asiq dcm i[ up immcdialelv. Concrete, Grout & M.ortar Application ❑ Stott concrele, gront and moAar under cover, on pnllets and awny from dminnge areas.'Ihese materiels must ncver re�ch a sWrm dcain. ❑ Wnsh ou� concrcic equipmcnVtmcks oSsite or in a containcd acw, so thcrc is no discharge into the underlping soil or nnlo surtaunding arc s. Lc[ concmlc hazdcn end disposc nf as gnrhagc. ❑ Collecl the �rash wnler Crom �vashing espused aggregale conuele and ¢move il for appropcinte dispbsal otFsilc. Dewatering 1 �� ` . -a}.�,. , '�; �' �� h �.�.. �Y: � •�� `�� ,. � �"� � : ' � � .':. . . /"S W 1�-..� y� ��`/�I:. .e �..-w,l ❑ G7Fpclivtly mennge ell runan, all tunoff wilhin Ihe sile, and all tmotf Ihal discharges from ihe site. Divert run-on �vulcr from qffsile a�vay from all di Kucbcd vexs or olhencise ensure compliancc. ❑ When dmvatcring, mtil'p and obtain appwv+il from tlic local municipnlity bcForc dischery�ng wetcr m a strcc[ gul[cr or etomi drain. Filtmtion or diversion through a basin. ton}:, m scdimenl Irep may be requ'ved. ❑ in areas of knowa contominalioq lesling is reqnued prior lo reuse or discharse af gtoundwulec Consull rvith Ihe Engineer lo dcicmiinc whcthcr tcsting is rcqnircd md how ro inlerprct rcsults. Con[aminxted groundwatcr must bc trcaleA or haulcd off-sitc ftlr praper disposal. Storm drain polluters may be liable for fines of'up to $10,000 per day! Painting & Paint Removal i fi , �� . �,. '�� s ?�� k 7, � �� , �� y{ �x�: _,,.. � Painting cleamtp ❑ Nevcr cicon brvshcs or dnsc painl conlninecs into n slcceL gutter, sto[m drain, or surfacc rvaars. ❑ Fur wntcr•based pnin[s, paint ouc bmshes to ihe extent possible. Rinse to Ne sanilaq server once yau have gaineA pe�mission ftom Ihe locnl wastmvaler ncatmcnf autharih�. Ncrcr pour paiut dawu n dcain. ❑ Far oil-bosed painCs, paint oul bmshcs to the c�lenl possible aod elem with Ihinner or solvenl in n pmper contniner. �illcr nnd rouse Fhinners and salvenls. Uispose oC msidue and unusuble �hinnedsoivents as 6az�rdous wnste. Puint rcmoval ❑ Chcmicol paint stripping �csiduc and c(tips and dust Crom marine points or paints wniaining Icad or uibulvllin musl 6e dispuscd of ns I�ezerduus naste. ❑ Pain[ chips and dust from uon-hazardous and biastin ma � bc M� siripping nnd s g } swcpt up or collecicd in plastic drop cioths and disposed oFas trash. L,an2lscape Materials r .. ,�c•...•�''."~ �.^ �' q T �, ;*�?' i . 4 � � ...r�� N� ��`� �� s�.�;.r.•✓�`' � ;�� . ❑ ConLtin stockpiled landscaping mnkrials bp sloring them under tarps when they n[c nol acli��ely being used. ❑ Stack crodiblc landscope mu[crial on pnllcts. Covcr or slom thesc mntcrials �vlren thcp arc not activcly bcing uscd or applied. ❑ Disconlinnc applicalion af nnp erodiblc Inndscnpe malcrial wilhin 2 days bcCore a fomcnsl rain evenl ur during rvet �vealhe�. . CITY OF BURLINGAME i ' COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD - , � BURLINGAME, CA 94010 :� ��.x� �.. PH: (650) 558-7250 • FAX: (650)_fi96 3790� '�, w - - www.burlingame.org � t:� �- � - Site: 725 CROSSW�tY ROAD ..4,_ - _.- The City of B�rlingame Planning Commission announces the followin� pu6lie hearing on MONDAY, FEBRUARY 1�, 2012 �t 7000 P.M. in the City Hall Council Chambars, 501 Pr��nrose Road, 8urlingame, CA: Applicatian far Design Review and Special Permit for aedining height envelope for a second story addition fo an existing single family dwelling at 725 CROS�WAY POAD zoned R-�. APN 029-045-080 Mailed: February 3, 2D12 (Please refer fo other side) PUBLIC HEARiNG NOTICE Citv of �urlingame A copy of the application and plans for this project may be reviewed prior to the meeting at t�e �ommunity Development Department at 501 Primrose Road, Burlingame, California. If you �hallenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing, describe� in the notice or in written correspond�nce delivered io the city at or prior to the pu�lic hearing. Propertv owners who receive this notice are responsible for infiorming iheir tenants about this notice. For additional information, please call (650) 558-7250. Thank you. William Meeker Community �evelopment Director P�lBLIC 1�IE��1NG NOTICE (Please reier to ofher side) � � � � — �. - €v � �$ ��, _ _ � - ��' � x ' i : � -� �. =`� • ,.:! "M�y��: a . �$ �� .,i r ' � ' F q £ F e ; . --, ? f '> � � O�Ok ""Y . . �`►-�� {, �� .�-_ � �• . � . �� "». � _ _ ^�,. d � � � - %`� '. ,�, `r ,� s �,� _ 4. J � " '`�� , � '�'�'`��8`g� � � `�. � � �. "`�� `� � �'� �� LL � � � � , ar ' v . � a �. .�r .� 1 .�,, ° �. � � ' r,�..��,� ; �� r� ' „� � ��'" � � . s� � � � t � �(� �� _ 4o R .:� �� '�'''r` _ � � J � � - �`v .., � � �m p<"^,� �r . ,� �a�:s� t'�� *� � �r �', ;;� , .� �J''� "' � � � � r ' . /� . . `�.''�a a "�= 7.' � �,7 ~ , a '� �` � � ..�� "vic � �« k 3-^ ��. . � "°ti � .s�,� �.._;� ��}~ � � ��,T.% .. � ' � � '� '�' � �� I ,� ' hr ' � � a '�,"`:,�� . b'', r �� ° � r �,�� ,��'�� f � ' ��,� - �� P '� «� w �' � �� s �- . � a �E �r.F �� ' _ '� ': "" £- z s ` � � °''" � 5 d "s � ! . a �G1 �4�'1. t ?'4 % , . � ��'�.. �,a'.° s�.h f a : � "' � iJ �� ceF� ��::/ s� �� r� .r7� �r�i'� - ` � •� . :. _*� � �� -�,�g y �,...,. �l, ' � � � �"' „! > �` +� %s ��3 `ti� � '`� � j,� f . � h 7,Sa F t . J' - . ..g C Y .. .� s'g� ""r i :� � �� s � �,�� = �q, - �"' � � ::. � � .� r .a� � � � '�vc.,� ty� ,� � ' i4 � � o-., t�c.}'� � �.� .� m�aa _ � {' JJ _ '�` �t� � � �t � � � ' s� � � � �'tp� 4X1�r4"4.��"' ! PN"Y."� Y � i r,F � � k`N � � f t �� / � �,� � �� 3.. t _ �_�, �� ,� � � � .�� .� ��"t,r A�a�> � �. .r ��,� � �, � � � >. ,�"��,�.,.�.' , � ✓ � �`' �. ��T�� l ., .�x� _ , t�� , w� T: Y - ., � �,_ "�. \� ., � t�` �� . ,.�FjI'� .^'-.0 ``��` � :. \ 4 r ' � � � .'w� x �` ' �'xs,'�w _ air ij,� � � `� i!. � �y Y° � �� e , 9. , �� , �' � 4� � # ` ��° ;f�`� � , a '�"� ,� .,�� "�`` jt�,/, ��; � � � � �'�� > � "�� , .. ` '� ' �,i � , , .� � �. � � , ! �� , �., ,1 � 4 ,, � ��O s. �� ,� � ��,� j�: � � �;� � i „ c , ,� �' �`�,,. , , �� ; �, �� ,� , t�_ � � j j �,(�_ .. _� " ` . �.� � �;` ! *�;:. = � �i i.�,„ a� � : � ; � V � � `� � � r _- , � . , :,. �`�. . . �'``> °` . . ��"3 , � y,� � '� .. f - -. � � ` � �.,i' � � . t �� e�: � f t � � F Y � � � �' . _ � � ' �° �`� 5 4. :� � �g'g� � `�✓ �� n, � .. y ` ` � . i� `� �. � � � ` � � _ � *� _ r �:. �� • � ;, ' -� � �. -s � :;. - ��'� � ` . `R ,,t3.. � :- � ' . :;� �� ; . � � e � �y�� ?o- � p � � � �``�i.�, ' � � �' �� , 'f"i �� . �' ? �� .� '`r z= '6`��V '� ��3 .�� A4_� °` ^,�' _ .'d " ��%'� � � ��''" ` � � � x � � r �,� � � � �� P �� , - : �,� � �'2� 9.� � � � Y� "' fa�� ' e ,�`' �� = �� , � �� . �` �` - �� "'"": , �� ' ' �� ` � � y •� .0 . � �� . 3 � a ; � ��, - - .: j� "' � �,,, t i C . $, ,, , u 1 ,� � � ' - �. ,�, • - r �e � �� - n � . �'� � .-1 ,.. '� .., � ��A�, � e . � W; 5 t.. J f '3 . .. �r � ^N� �� t. " . "4 4 � � �� r a � �� ` x� ��1� � �-�� - �� ',�� `� �"� ' � • .._ � �� .�`�,/� �., r�, �- ` �, � � '` �� , �,� � ` �•I R`� 'u �� . �'��I , � ° � ��' �7� � � �.: � � � � � y; ., , , � ; �. � . � ��. �� i � � /� � � r �r+�� s s� '"..s�� e y n. �� ,. ��+ � �� t �_., �/�7� 5 . '. � ;'S �$} 'yS� > � ��'' �t- �.,';% �"-' .. .��3 a . �` � � � # � . .V(J �. � a. � �- �`�. � m' � � �� ,,,� � � �, � � � y�'+t,,, �� a � � � � � �� c'"' � � �- � � -:;� �2 � ;» p :, � � � � . + � �. -n �+tt ' � � I, ♦ k ! 7 .c,� . � 4�' + aw�� f`�. , � 5'_ � J �� '� t,3. °Ma � x. , . , .: �'" � � � � ��.f� � � ; •�' �'�.� , LL+,�e . �a• '"' � .* � � ��< � s t �� ` u � a.�, �,, � , r y a + �.;'. �z —� � � ��. .�.�� . . a � 7�. �y "� „� �,, r � ., . . , ��r,"'° LT�� ` � +C�/ <� � � �'S , ,,�� ° � � � �,�/�� ,,,,,r`q =t �" ., jy� � �, � �,/► �f � .� T .;: v� ` �` �, � �t ` _ #` �� ` a s� a ,� � ; i �.�� I �- C�' F .__ � 3 .`�,�Y � ,.-� :..,i``h �,� �� ,��5 � t � x s �Q�C ,� �� :, �'' sa� :'� 1�� . .r'�r .a .. . - '- � � � 'n > ' �' # t � '�` � �'� � `�'b � � ' � - , � � - t � '� � ` z , : x � '� 'x°° '� ` '� ,' �� y �F ,� . ,� � t.- ' <t'� '_ � s°' y ,LQ . � a � � +;ay. ' ��Y . 4-.�,R - ,iy �'" .�. � ��:arn � �� 1� "" �� °� _ c �L ��t � � < �i'�`�„� Y,�#° a � `� ;'� �wi *� - ; � r'°�' � i .r� c� : �'�' • � � � �� Q � �"'a a ` �. q e-, �� . �-`h.�`��s � '� lJ ��';p�x�_�� . � .. �. �`'��`'��'�m �::. � E .� � � ,�� '��"' � . . � 'e � s $� . �y ; � � .. ' ��f � �� . � � �� ..t�`..�„� � "�� *y� _ ,,�, � ,��r� .� �t :� � �-� ... s� �`4 .�•��'�� r� f '�z ,��`�' T7 �' .. � b'':: . " " ; � � .e � �" �/� _ �r '3^`` �'_, � G s �f'1 L `I� .� � � � �t6'' � � � � ..� �� • "¢.i : � E ' f Y'' � . � � / T�.� � . � ' �'- • ��4 . 'a '� ,�, $.� .�s . ,� _ � �, �,`� 3Y . ,��e "� : � x { - a � fi �u s v yr " �.� �.„� � ' .� e` : �= s'� � ,9 � _ � �',., � � �' � '��¢` , �� , a � ""�' � � y�� & .. ,� :ys � a�� f� � �� . � �\ � . � � . r � ` �� '.�" � �,�. y" � *� � _ '1��' �t �` . "� � y '�, � .€ � � . ,' i � ,�� a" �,,a M.,�. �� , w _�� ',r� " ; =� ; , ', ,� .:zs � � ��. � ' �, ' ! �� ae ` ' �� ,,;g ,r-� � + �� u�� ,m ��. . ��.��' . \\ f� -� � s, .�� `+.\�. _ ? ;., �3,� r . ,� ' �.+T x � � t � � � r: f � Ya"i . .. 5"S� ,� . .��WF r��, i ' z'� � � s �� .A _ f� . .�, ' %� � ' �� _ �, � � ,� � , � �� . ;q;c �,�, � . E.s1 3i ` 5� � y .. � . � 5, � � _ ��"� -: a�n� " 4 �l� F. '. �� . � _ � '? 'u' , 'aE _. '� � � �'' � � �„ � � ,� '� . v . E, ,� � �P }'` � ` �� . � � «� �;�, ' ' �� , �.:�� . � -� � .� � � .. . � � � , � , - � 4. �^.�__ � r Q y` � "`"�'^^�, '�a � ;,,� � ?°� � .s�:` �� . , �, c0 '�� '�� p J ,��, .�;N -t. �. � • ��. - ' �� s 9 ` �: ` � ^ �� . ,., � � � � > : '�. � ` " �, s. ,� � j � �� ° a� � � +.� ` `& � • � • � � � ..._` � �� t `.S' �x _ - � .� � � _ ` � .,' ...�^`;� ER a�'"_' ' _ � \, � �.. . . -, � . ,s�r:, .`� �t . . . - ^[� �,� �' `�;��. ,�,. q� �