HomeMy WebLinkAbout2536 Valdivia Way - Staff ReportItem # �J
Action Calendar
PROJECT LOCATION
2536 Valdivia 4Vay
City of Burlingame
Hillside Area Construction Permit
Item # �
Action Calendar
Address: 2536 Valdivia Way Meeting Date: 2/12/07
Request: Hillside area construction permit for a 52 SF first floor addition to the left side of an
existing house
Applicant and Architect: David Uldrick, EASA Architecture APN: 025-171-090
Property Owner: Robert and Dierdre Shaw Lot Area: 14,121 SF
General Plan: Low Density Residential Zoning: R-1
CEQA Status: CEQA Article 19. Categorically Exempt per Section: 15301 Class 1(e)(1) - additions
to existing structures provided the addition will not result in an increase of more than 50% of the floor
area of the structures before the addition.
Summary: The applicant requested a hillside area construction permit for a 52 SF first floor addition
to the left side of an existing single family dwelling at 2536 Valdivia Way, zoned R-1. This project
was called up for review by the property owners at 2669 Martinez Drive, located to the rear of the
subject property (see aerial). The initial letter submitted by the property owners at 2669 Martinez
Drive is date-stamped January 29, 2007. The appellant also submitted a formal appeal via email on
January 30, 2007. On February 6, one of the project architects, Ellis Schoichet, submitted a letter
stating his concerns about the appeal.
The existing house is a two-story structure with an attached garage and contains 4,068 SF of floar area
(0.28 FAR). The applicant is proposing to add 52 SF of floor area to the first floor along the left side
of the house, resulting in 4,120 SF of floor area (029 FAR). The addition would be located entirely
beneath an existing second story overhang and the plate height of the addition will match that of the
existing house (8'-1 "). The addition will be located directly behind the existing attached garage.
With this project, the number of bedrooms (five) will not increase. Two covered parking spaces (20' x
20'-2" clear interior dimensions) are provided in the garage and one uncovered parking space (9' x 20')
is provided in the driveway. Although a small pantry is proposed as part of this project and will extend
into the garage area, the dimensions of the garage will still comply with parking space dimension
requirements. All other zoning code requirements have been met. The applicant is requesting the
following:
• Hillside area construction permit far a 52 SF first floor addition to the left side of an existing
single family dwelling (CS 25.61.020).
Staff Comments: See attached. Planning staff would note that this project does not require design
review because it is a single story addition. Also note that the City of Burlingame Beautification
Commission's °Guidelines for Resolution of Bay View Disputes" are attached to this report for the
commissioner's reference.
(This space intentionally left blarzk).
KACP for a Fi�st Floor Addition
Table 1— 2536 Valdivia Way
2536 f�aldivia Wuy
Lot Size: 14,121 SF
EXISTING ' PROPOSED ALLOWED/REQ'D
SETBACKS '
__ _ _ _ _. _ _
Front (IS`fl�): 23'-1" (to garage) ', no change i 15'-0" (or block average)
(2"`� flr): �47' (to family room) ' no change
__ _ _ __ __ _ _ _
Sirle(left): 2'-0" (to garage)� '���, 9'-10" (to addition) 7'-0"
(riglzt): 3'-0" (to front right corner)� �''�, no change 7'-0"
_ _ __ _ __ _ _ _ _
Rear (IS`flr): 42'-0° (to BR 1) no change 15'-0"
(2"d flr): 48'-0" (to bath) ' no change 20'-0"
__ _ __ __ _ _ _ _ .__
Lot Coverage: �,536 SF ' 2,536 SF 5,648 SF
18% ' 18% 40%
_ _ _ _. _ _ __ _ _ _ _ __
FAR: 4,068 SF ' 4,120 SF 5,648 SFZ
__ _
0.28 FAR ' 0.29 FAR 0.40 FAR
_ __ __
Parki�:g: 2 covered (20' t 20'-2") '���� no change 2 covered (20' x 20')
1 uncovered (9' x 20') ', 1 uncovered (9' x 20')
_ _ _ _...... .
__
# of bedroo��zs: 5 ', no change ---
Height: 26'-6" ' no change ' 30'-0"
lr_ _`t __ r_ ._
nio�iii� iivii�.viiivii�iiu�
'(0.32 x 14,121) + 1,100 SF = 5,619 SF
Required Findings for a Hillside Area Construction Permit: Review of a hillside area construction
pernlit by the Planning Coinmission shall be based upon obstruction by constiuction of the existing
dis�ant views of nearby properties. Einpllasis shall be given to the obstruction of distant views from
habitable areas within a dwelling unit (Code Sec. 25.61.060).
Planning Commission Action: The P1amling Commission should hold a public hearing. Affirmative
action shoiild be by resolution and include findings made for the hillside area construction permit. The
reasons for any action should be clearly stated. At the public hearing the following conditions should
be considered:
that the project shall be built as shown on the plans submitted to the Planning Department and
date stamped February 2, 2007, sheets AO through A4;
2
H�4CP for a First Floor Addition 2536 Valdavia Way
2. that any changes to the footprint, floor area, or building envelope shall require an amendment to
this hillside area construction permit;
3. that during demolition of or removal of the existing structures and any grading or earth moving
on the site, the applicant shall use all applicable "best management practices" as identified in
Burlingame's Stonn Water Ordinance, to prevent erosion and off-site sedimentation of storm
water runoff;
4. that demolition for 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; and
5. that the project shall meet all tl�e requirements of the California Building and Unifonn Fire
Codes, 2001 Edition, as amended by the City of Burlingame.
Lisa Whitman
Zaning Technician
c: David Uldrick, Architect
3
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin a� me.org
� CITY ��
�URIJNGAME APPLICATION TO THE PLANNING COMMISSION
�'b..,m
Type of application: Design Review ConditionalJJse Permit Variance
Special Permit Other �� Parcel Number:
Ff � I I�, .P�rw� � t�
Project address: ' S�� �i ��✓'� c:. � ���r(��:,�n �, G�
APPLICANT
Name:_�C�/+rt.�� ���?r��
Address:
City/State/Zip:
Phone (w):
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7�ARCHITECT/DESIGNER
Name: ��-�v� /lG�i��'t'�'�✓� �,%�'iU �
Address: :�� 7 l—Jow�l.°� �✓ 5f �/�
City/State/Zip: � �� �q f �pr � 9L/d}c� �
Phone (w): �y�� � 3�3•���.i �
PROPERTY OWNER
Name: �� � � D; �Y'� �Jll 1�
Address: ���v c i�li� ��y
City/State/Zip: v,,--l�►•c��� �J�- G%7�1�
Phone (w):
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Please indicate with an asterisk *
the contact person for this project.
(h):
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PROJECT DESCRIPTION:
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AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information
given herein is true and correct to the best o m knowledge and belief.
Applicant's signature: Date: � A� i� >
I know about the proposed application and hereby authorize the above applicant to submit this
application to the Planning Commission. ,
i� �� ,�/
Property owner's signature:_���/,C-���� Cl/'!��� Date: , �,l_��c' d U,�,
_ '' ,�
Date submitted: "� `` `�
l,�l�! - ,� �00%
CIN OF B! �; PCA?P.ERM
PLANNIrd _. ' , - �
PLG-Whitman, Lisa
From: Grace & Larry Ngai [Igngai@earthlink.net]
Sent: Tuesday, January 30, 2007 10:48 PM
To: PLG-Whitman, Lisa
Subject: Appeal to Project at 2536 Valdivia Way
Dear Ms. Whitman,
Thank you for your prompt response to our letter to Ms. Monroe in regards to the addition at 2536 Valdivia Way. Please note that
we well received your two voice messages and hand-delivered letter. I am here to state that I am exercising the "Right to Appeal"
to the addition at 2536 Valdivia Way.
Thanks,
Larry Ngai
Owner of 2669 Martinez Drive, Burlingame
2/1/2007
�ECEIVED
ARCHI I f �:l I;RL
PROJECT: Shaw Residence Addition and Remodel:
Hiliside Permit Application for 2536 Valdivia Way, Burlingame CA
Lisa Whitman
Zoning Technician
City of Burlingame Planning Department
501 Primrose Road Burlingame CA 94010
�= EB 0 6 2007
CITY OF BURLINGAME
PLANNING DEPT.
l ob#: 063 74
Date: 2/5/07
Lisa,
I.am writing to request that the Planning Department reconsider its acceptance of the (undated) appeal
received from Larry Ngai of 2669 Martinez Drive on 1/29/07. Mr. Ngai's appeal concerns issues that are
clearly kieyond the bounds of the Hillside Permit review. While the City may wish to help Mr. Ngai find an
appropriate venue to air his grievance, his appeal has no place within the framework of the Hillside Permit
review and should not be allowed to delay my clienYs application.
In his appeal letter Mr. Ngai begins by acknowledging that the proposed addition will not have a
substantial impact on his property. This should be enough to disqualify his letter as an appeal for the
purposes of the Hillside Ordinance. Mr. Ngai g�es on to list two issues that he would "like thc property
owners of 2536 Valdivia Way to consider": (1) dirt removal, and (2) safety and view issues related to trees
on the "upper lawn".
At this point I feel I need to recap the review criteria for the Hillside Ordinance that is on the books:
25.61.060 Review criteria.
Review by the planning commission or city council shall be based upon the
obstruction by the construction of the existing distant views of nearby properties.
Emphasis shall be given to the obstruction of distant views from habitable areas
within a dwelling unit. (Ord. 1388 § 2(part), (1989))
With even the most liberal reading of the Ordinance neither of the two issues raised by Mr. Ngai are
relevant. If some portion of the proposed construction had an impact on "existing distant views" from Mr.
Ngai's property, then there would be grounds for an appeal. Since there is admittedly no such impact,
there are no grounds for appeal. This is not a gray area that needs intcrpretation by Planning staff, the
Planning Commission, or the City CounciL This is a fact acknowledged in the letter from Mr. Ngai.
While I am truly disappointed that staff has initially chosen to accept Mr. Ngai's appeal and calendar the
item before the Planning Commission, I respectfully request that the decision be reconsidered and
reversed. The appeal should be rejected out of hand. Accepting an appeal such as this re-writes the
Ordinance and makes a sham of the entire process.
In my view Mr. Ngai's appeal is an abuse of the Hillside Permit process calculated to coerce my clients
into doing his bidding on an unr,elated issue. The Planning DepartmenYs inability to deal decisively with
this rype of abuse raises troubling questions about the DepartmenYs resolve to enforce the Ordinance in a
man at is�fair to applicants as well as appellants. Should my request be rejected I will repeat these
uments be,�or��the Planning Commission, and before the Council if necessary.
Thank you r taki g the time to consider my request,
Sincerely urs, _--- -- - --
Ellis . Scho' het AIA_
EA Arc tecture
Cc: Meg Monroe, City Planner
Ellis A Schoichet AIA Architeci
Peninsula Building • 307 South "B' Street a12 • San Mateo CA 94407 •- 650 • 343 • 3452
EXHIBIT "A»
CTTY OF EURI.INGAME
GIIIDELINES FOR RESOLUTION OF BAY VIEW DISPUTES. �,=�
A. PURPOSE
The purpose of these guidelines is to set forth a procedure for the resolution of disputes
between parties (both private and city property owners) relating to the loss of Bay views
due to tree growth
1. These guidelines do not impair obligations imposed by an existing agreement, or
a valid pre-existing enforceable covenant, easement or agreement�
2. Nothing in these guidelines is meant to replace the peaceful, sensible, and just
resolution of differences between neighbors acting in good faith. The provisions
" contained in these guidelines are meant to encourage that such resolution occurs
prior to engaging in the recommended remedies provided by them.
B. OBJECTIVES
1. To restore access to existing views of the bay from properties within the Hillside
azeas subject to a hillside construction permit (Burlingame Municipal Code
chapter 25.61).
2. To encourage the maintenance of positive relationships within a neighborhood
when there is a conflict between a tree or trees and Bay view preservation.
3. It is not the objective of these guidelines to facilitate or encourage access to any
other views such as of hills and landmarks, nor access to sunlight, nor the '._`�
transmission of radio, televisioq satellite dishes, or other electronic signals.
4. To preserve and protect the aesthetic and practical benefits which trees provide
for individuals and the entire community.
5. To discourage ill-considered pruning or destruction of trees.
C. DEFINITIONS
1. "Bay vie�' means a distant vista or panoramic view of the San Francisco Bay.
2. "Crown Reduction" means a method of reducing the height or spread of a tree by
performing appropriate pruning cuts.
3. "Crown Restorarion" means a method of restoring the natural growth of a tree that
has been topped or damaged in any other way.
4. "DBH" means the diameter of the tree at breast height measured at 4_5 feet above
the natural grade. In the case of multiple stemmed trees, the measurement will be
the sum of diameters of all stems measured at 4.5 feet above the natural grade.
5. "Obstruction" means any substantial blockage or diminishment of a bay view
from a structure lawfully used as a dwelling which is attributable to the growth,
maintenance or locations of tree(s).
6. "Originating party" means any property owner who wishes to either remove or
have trimmed a tree(s) on the property of another which creates an obstruction to
the bay view of another within the Hillside areas subject to hillside construction `�
permit (Burlingame Municipal Code cha.pter 25.61).
7. "Restorative action" means any specific requirement to resolve a tree dispute.
1
8e "Topping" means removal of the top portion of a tree's main leader(s) resulting in
an overall reduction in the tree's height and size. �
9. "Tree" means any woody perennial plant characterized by having a single trunk of
15.28"DBH (48" circumference) or more, or any street tree regardless of size.
10. "Tree mediator" means any trained or experienced mediator(s) either
recommended by, or on retainer with, the City of Burlingame.
11. "Tree owner" means any individual, company, corporatioq or other property
owner owning real property in Burlingame upon whose land is located a tree or
trees alleged by an originating party to cause an obstruction to a Bay view_
12. "Tree removal" means the elimination of any tree from its present location.
13. "Trimining" means the selective removal of entire branches from a tree as to
improve visibility through the tree and or improve the tree°s structural condition.
]�. PROCEDURES
The procedures described in this section shall be followed in the resolution of Bay view
disputes caused by the obstrucrion of tree growth within the Hillside areas subject to
Buulingame Municipal Code chapter 25.61.
l. Initial Reconciliation: An originating party who believes in good faith that growth,
maintenance or location of trees on the property of another (hereafter referred to
as the tree owner) diminishes the beneficiat use or economic value of his or her
properiy because such tree(s) interferes with Bay views that existed prior to such
growth,.maintenance, or location of the tree(s} on the property during the time the
originating party has occupied the property shall notify the tree owner in writing
of such concerns.
a The notice shall include all the pertinent information descnbing the bay
view obstruction
b. The notification shall, if possible, be accomplished by personal
discussions to enable the originating party and tree owner to attempt to
reach a mutually agreeable solution_
2. Mediation: If such initial reconciliation attempt fails, the originating party shall
propose mediation as a means to settle the dispute on a relatively informal basis.
a. Acceptance of inediation by the tree owner shall be voluntary.
b. If inediation is elected, the parties agree to use any trained or experienced
mediator(s) either recommended by, or on retainer with, the City of
Burlingame.
c. 'I'he mediation meeting may be informal, and no written record is
necessary unless desired by one of the parties.
d The mediation process may include the hearing of viewpoints of lay or
expert witnesses, and shall include a site visit to the properties of the
originating party and tree owner.
e. The tree mediator shall not have the power to issue binding orders for the
restorative action, but shall strive to enable the parties to resolve their
dispute.
2
E_ GUIDELINES FOR RESOLUTION OF DISPUTES
Factors to consider �
In attempring to resolve Bay view tree disputes the parkies and /or mediator may consider
the following factors in determining what restorative actions, if any, are appropriate:
1. Visual quality of the tree, including but not limited to species, characteristic size,
growth, form, and vigor.
2. Location with respect to overall appearance, desigq and/or use of the tree owner's
properiy.
3. Soil stability provided by the tree(s)
4. Visual, auditory, and wind screening provided by the tree(s) to the owner and to
neighbors. E�sting privacy provided by the tree to the tree owner's home shall be
given particular weight.
5. Energy conservation and/or climate control provided by the tree(s).
6. The economic value of the tree(s) as measured by the criteria developed by the
International Society of Arboriculture and the economic value of the properiy as a
result of the existence or maintenance of the tree(s).
7. Wildlife habitat provided by the tree(s).
8. Other factors including: the degree to which the species is narive to the area,
indigenous nature of tree species, and specimen tree quality.
9. The tree(s) relation to the Municipal Codes governing the removal or pruning of a
tree.
10. The existence of Bay views that cannot be seen from habitable structures because
of the growth of trees since the acquisition of originating party's property withiri
the Hillside areas subject to Burlingame Municipal Code chapter 25.61.
11. Expert opinion from mutually agreed upon tree expert(s) or an expert appointed
by the mediator with the consent of the parties.
F. RESTORATIVE ACTIONS
The mediator may recommend restorative action, consistent with requirements in the
municipal code, or no action. Restorative actions may include trimming, ttunning,
topping, crown reduction, crown restora.tion, removal, or removal with replacement
Written directions as to appropriate timing of restorative action may be included.
Such restorative actions are to apply only to current parties to the dispute. It will be the
responsibility of the originating party to provide the mediator with a copy of the City's
Urban Reforestation and Tree Protection and/or Street Tree Ordinance.
G. APPORTIONMENTS OF COST
1. The originating party shall pay all costs, if any, of inediation, unless otherwise
agreed upon by all parties.
2. At any time during the procedure specified in this policy the parties may agree
between themselves as to the allocations of the costs of restorative action. If such
an agreement is not reached, the originating party shall pay one hundred percent --
to the costs of the initial restorative actions, as well as the cost of subsequent �; �
restorative actions as the result of reoccurrence of the same obstruction. `!.
3
H. POLICY REVIEW
This policy will be evaluated as to its effectiveness by the City Council two years from
the date of Council approval.
�
Project Comments
Date:
January 5, 2007
To: [� City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
From
Subject:
Staff Review:
Planning Staff
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Request for hillside area construction permit at 2536 Valdivia Way,
zoned R-1, APN: 025-171-090
January 8, 2007
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: 01 /08/2007
, -- -- _ -- -- --- -_ - _- --_ � -
a, Project Comments
Date:
To:
From
Subject:
Staff Review:
January 5, 2007
❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
a c�ty a�bo��st
(650) 558-7254
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Request for hillside area construction permit at 2536 Valdivia Way,
zoned R-1, APN: 025-171-090
January 8, 2007
1) All construction must comply with the 2001 California Building Codes (CBC),
the Burlingame Municipal and Zoning Codes, and all other State and Federal
requirements.
2) Provide fully dimensioned plans.
3) Provide a 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 until a Building Permit is issued for the project.
4) Comply with the new, 2005 California Energy Efficiency Standards for low-rise
residential buildings. Go to http://www.enerqy.ca.qov/title24 for publications
and details.
5) Provide guardrails at all landings. NOTE: All landings more than 30" in height
at any point are considered in calculating the allowable floor area. Consult the
Planning Department for details if your project entails landings more than 30"
in height.
6) Provide handrails at all stairs where there are four or more risers.
7) Provide lighting at all e�erior landings.
Review�-�y::----_ � Date:
�;;�� � , ���r�.�
Date:
Project Comments
January 5, 2007
To: ❑ City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
�City Arborist
(650) 558-7254
From:
Subject:
Staff Review:
Planning Staff
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Request for hillside area construction permit at
2536 Valdivia Way, zoned R-1, APN: 025-171-090
January 8, 2007
/(�0 -- %i'ZE� /�S 5 v �► S_ _O_�_ _t�ts E fL.t1 /�I� �C � .
Reviewed by: ' �
�
Date: �/4�0,�
Project Comments
Date:
To:
From:
Subject:
Staff Review:
January 5, 2007
❑ City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ Recycling Specialist
(650) 558-7271
� Fire Marshal
(650) 558-7600
❑ City Arborist
(650) 558-7254
Planning Staff
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Request for hillside area construction permit at 2536 Valdivia Way,
zoned R-1, APN: 025-171-090
January 8, 2007
While the project appears to not require sprinklers based upon proposed addition
and remodel, the project is close. Be advised where more than one (1) addition
and/or alteration for which building permits are required are made within a two (2)
year period and said alterations are made to the premises of the same occupant. In
such circumstances, the sum of these additions and/or alterations construction costs
during this two (2) year period shall be aggregated for the purpose of calculating the
replacement cost value formula. Final determination will be made and the plan
review phase of the project.
It is very important that you understand the threshold indicated by BMC §17.04.030.
Designer, contractor, and owner should communicate specifically the extent of
demolition and remodel. Keeping in mind any change orders and addendums
which increase the total amount of square footage added or remodeled after
plan review would be applied to the sprinkler ordinance.
Reviewed by: � � /2� Date: �-2 _ '�\ 7
y...�,_
Project Comments
Date:
To:
Fr�m
Subject:
Staff Review
January 5, 2007
� 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 hillside area construction permit at 2536 Valdivia Way,
zoned R-1, APN: 025-171-090
January 8, 2007
1) Any construction project in the City, regardless of size, shall comply with the City
NPDES permit requirement to prevent stormwater pollution including but not
limited to ensuring that all contractors implement construction Best Management
Practices (BMPs) and erosion and sediment control measures during ALL phases
of the construction project (including demolition). Include appropriate stormwater
BMPs as Project Notes. These BMPs include but are not limited to the following:
• Store, handle, and dispose of construction materials and wastes properly
to prevent contact and contamination of stormwater;
• Control and prevent the discharge of all potential pollutants, including
pavement cutting wastes, paints, concrete, petroleum products, chemicals,
wash water or sediments, and non-stormwater discharges to storm drains
and watercourses;
• Use sediment controls or filtration to remove sediment when dewatering
site and obtain all necessary permits;
• Avoid cleaning, fueling, or maintaining vehicles on-site except in a
designated area where wash water is contained and treated;
• Protect adjacent properties and undisturbed areas from construction
impacts using vegetative buffer strips, sediment barriers or filters, dikes,
mulching, or other measures as appropriate;
• Perform clearing and earth moving activities only during dry weather;
• Limit and time application of pesticides and fertilizers to prevent polluted
runoff;
• Limit construction access routes and stabilize designated access points;
• Avoid tracking dirt or other materials off-site; clean off-site paved areas
and sidewalks using dry sweeping method;
• The Contractor shall train and provide instruction to all employees and
subcontractors regarding the construction BMPs.
1 of 2
Project Comments Con't — 2536 Valdivia Way — hillside construction
permit.
2) The public right of way/easement shall not be used as a construction staging
and/or storage area and shall be free of construction debris at all times. The
easement shall be protected from any site runoff.
3) Implement Erosion and Sedimentation Controls (if necessary):
a. Install and maintain all temporary erosion and sediment controls
continuously until permanent erosion control have been established;
b. Address method(s) for diverting on-site runoff around exposed areas and
diverting off-site runoff around the site;
c. Address methods for preventing erosion and trapping sediment on-site.
4) Provide notes, specifications, or attachments describing the following:
a. Construction, operation and maintenance of erosion and sediment control
measures, including inspection frequency;
b. Methods and schedule for grading, excavation, filling, clearing of
vegetation, and storage and disposal of excavated or cleared material.
Brochures and literatures on stormwater pollution prevention and BMPs are available for
ycur review at the Planning and Building departments. Distribute to all project
proponents.
For additional assistance, contact Eva J. at 650/342-3727.
Reviewed by: �� Date: 01/08/06
2of2
Larry & Grace Ngai
2669 Martinez Drive
Burlingame, CA 94010
City of Burlingame Planning Department
501 Primrose Road
Burlingame, CA 94010
Attn: Ms. Margaret Monroe, City Planner
Dear Ms. Monroe,
We received your letter dated January 23, 2007 in regards to the construction of
2536 Valdivia Way in Burlingame.
While we do not think the 52 sqft addition would have substantial impact to our
property, we would like the property owners of 2536 Valdivia Way to consider the
followings:
1) Should the addition require any dirt removal, it should not cause or create any soil
movement to their neighbors.
2) The trees on the upper lawn have overgrown in the last few years. During windy
and stormy days, the trees create certain insecurity and discomfort to the
neighbors. We are very concerned that the trees would fall from top down and
damage our property, and also create certain hazards to our kids playing safely in
the yard. In addition, the trees have overgrown way beyond its roof line and they
have completely blocked our view to the Bay. We used to be able to see the
entire San Mateo Bridge and Kohl Mansion on the east side of the property, the
overgrown trees are now completely obstructing our view. While we respect the
owners' privacy, we urge them to consider trimming down the trees to the roof
line in order to ensure safety and rights to the view for their neighbors.
Please kindly relate our comments and concerns to the property owners. Thank
you.
Sincerely,
_._ �---- l\ \
f �
Larry Ngai � �
O�mer of 2669 Martinez Drive
REC�����
JAN 2 9 Z007
CITY OF BURLWGRPviE
PIANNING DEPT.
RESOLUTION APPROVING CATEGORICAL EXEMPTION AND
HILLSIDE AREA CONSTRUCTION PERMIT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for a
hillside area construction permit for a 52 SF addition to an existing two-stor��le family
dwelling at 2536 Valdivia Wav, zoned R-1, Robert and Dierdre Shaw, propertv owners, APN:
025-171-090;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
February 12, 2007, at which time it reviewed and considered the staff report and all other written
materials and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
On the basis of the Initial Study and the documents submitted and reviewed, and
comments received and addressed by this commission, it is hereby found that there is no
substantial evidence that the project set forth above will have a significant effect on the
environment, and categorical exemption, per CEQA Article 19, Section: 1530, Class
1(e)(1) - additions to existing structures provided the addition will not result in an
increase of more than 50% of the floor area of the structures before the addition., is
hereby approved.
2. Said hillside area construction permit is approved, subject to the conditions set forth in
Exhibit "A" attached hereto. Findings for such hillside area construction permit are as set
forth in the minutes and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official
records of the County of San Mateo.
Chairman
I, , Secretary of the Planning Commission of the City of Burlingame,
do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting
of the Planning Commission held on the 12`h day of Februarv, 2007 by the following vote:
Secretary
EXHIBIT "A"
Conditions of approval for categorical exemption, design review and special permit.
2536 Valdivia Way
Effective February 22, 2007
that the project shall be built as shown on the plans submitted to the Planning Department
and date stamped February 2, 2007, sheets AO through A4;
2. that any changes to the footprint, floor area, or building envelope shall require an
amendment to this hillside area construction permit;
3. that during demolition of or removal of the existing structures and any grading or earth
moving on the site, the applicant shall use all applicable "best management practices" as
identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site
sedimentation of storm water runoff;
4. that demolition for 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; and
5. that the project shall meet all the requirements of the California Building and Uniform
Fire Codes, 2001 Edition, as amended by the City of Burlingame.
-2-
�CITY OF BURLINGAME
PLANNING DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
�� BURLINGAME,CA94010 '�} ' s�;�r}
TEL: (650) 558-7250 • (650) 696-3790 �7' ���� y
www.burlingame.org ? d
a � -� _
�. . � � '
Site: 2536 VALDIVIA WAY
The City of Burlingame Planning Commission announces
the following public hearing on Monday, February
12, 2007 at 7:00 P.M. in the City Hall Cauncil
Cham6ers, 501 Primrose Road, Burlingame, CA:
Application for hillside area construction permit for a
first floor addition at 2536 VALDIVIA WAY zoned R-l.
(APN 025-171-090)
Mailed: February 2, 2007
(Please refer to other side)
o�y�ssoaazs
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�,��,��r�m ��oao
Us PosTAG�
PUBLIC HEARING
NOTICE
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CITY OF BURLINGAME
A copy of the application and plans for this project may be reviewed
prior to the meetina at the Planning Department at 501 Primrose Road,
Burlin�ame, California.
If you challenge the subject application(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice or in written correspondence delivered to the city
at or prior to the public hearing.
Property owners who receive this notice are responsible for infornun�
their tenants about this notice. For additional information, please call
(650) 558-7250. Thank you.
Margaret Monroe
City Planner
= _ ^�=:' �'
PUBLIC HEARING NOTICE
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City of Burlingame
Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
Job Address: 2536 Valdivia Way
Job Description: First Story Addition and HACP
Lot Area: 14,121 SF (GIS)
Zoning: R-1
1. Setbacks
Front (1 st flr)
(2nd flr)
Existing
_ _..
23'-1" (to garage)
-47'-0" (to family room)
�
Proposed
__ __
(no change)
(no change)
_ _
Allowed/Required
_..... _
15'-0" (or block average)
20'-0"
5ide (lett): ! 2'-0" (to garage) 9'-10" (to addition) 7'-0"
(right): ; 3'-0" (to front right corner) ; (no change) 7'-0"
, _ . _. __ __
Rear (1 st flr): ' -42'-0" (to BR roof) (no change) 15'-0"
(2nd flr): '-48'-0" (to 2�d floor bath) i (no change) ; 20'-0"
__ _. _ _.
Project complies with setback requirements in the front and rear. The left and right side setbacks are
existing non-conforming. The project does �ot propose an increase in the existing encroachments into the
side setbacks.
2. Lot Coverage
40% x 14.121 SF = 5648 SF inaximum allowed
Existing Proposed
,. _ __ _ _ _ _ . ... .
Lot Coverage: i 2536 SF 2536 SF
18% 18%
_ __ _ _ _
• Project complies with lot coverage requirements (calculations attached).
3. Floor Area Ratio
(0 32 x 14,121 SF) + 1100 SF = 5619 SF inaximum allowed (0.54 FAR)
_... _ _.
Existing Proposed
Floor Area Ratio: ' 4068 SF 4120 SF
0.28 FAR 0.29 FAR
• Project complies with floor area ratio requirements (calculations attached).
4. Building Height
• First floor addition. No change is proposed to the building height.
Allowed/Required
_
5648 SF
40%
Allowed/Required
__ _
5619 SF
0.40 FAR
1
City of Burlingame
Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
Job Address: 2536 Valdivia Way
5. Declining Height Envelope (DHE)
• First floor addition. The addition will have no impact on the declining height envelope.
6. Parking
• No change is proposed to the number (five) of bedrooms in the house. Project site currently complies with
parking requirements by providing two covered parking spaces (20' x 20' clear interior dimensions) and one
uncovered parking space (9' x 20').
7. Accessory Structures
• The site plan shows no existing or proposed accessory structures on the property.
8. Landscaping
• Project complies with landscaping requirements. Based on the calculated floor area (4120 SF), four
landscape trees are required on the property. The site plan shows over a dozen existing landscape trees
on the property.
9. Miscellaneous
• No additional information is required for HACP purposes.
2
CITY OF BURLINGAME
Planning Department
phone: (650) 558-7250 • fa�: (650) 696-3790
Job Address: L � �' � `J `t � " ' Page:
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