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Home My WebLink About1653 Westmoor Road - Staff ReportItem No. � Action Item tj '�t � ' �``' � � . yw� < .y 'RR �'- � T2�"�k i�r; y . .. �;t`�"'" �i � . , �:-� � � ��t� -'i �- ..:�� .. : x�t" <. �� . �� ; * f _ .. . _ , _ .. 4 . . . .. . .}, _ ., . . . . � %. ' . . � �� . .. . . . a* � . � . - � ',. { .'. _�+4 + ' �,� . _ � � ' �< �... �' . . . , . . ' � m: ar ,�s � ., _ ��=� . � F` y rY'yJ � � . �.m., �F.�� a . f �^� q . � d.l..� �r'� . i �� __ � ■�i ■i�"�, t - ; 4`'' � , , � ��■ ■�la. ` �' '�y� �..r � � � i' � � ' � � � �� r „ r �?" a f, � . `�' �2�. �; �� a�' � ;,t�{� 4� � � 3`��y.�f��'. - �� `��t� .�r a-�. �'\." M" � '§G . :.� -' - �',� �'�"�` � .. . � � ^v "��' 1 < � , ' a . �. ,�, � � � �,t ; i �� F �� ,... �j . ,� �_ _. � a . . �'�Yi' :{ ,+�+<�i�.�� ..ur'ro�k�i�='��:.'.' �FS�� ' . � _ . _..�._ . " a { . + ¢ � _��; �� *�.:,`. - - _ s v�,..;��.,�- �, .� J «: _ _. _ __ - ,.. , _ � ..:. .k �� . _ � . _ - , ,. .,.e� ..o ,. .. - _ iFa.TM-;... . h.�. ,. � . .... . .. �. -- �____ ,..:� _ : -= —;s�c:�� . . - — — �n�,$�� PROJECT LOCATION 1653 Westmoor Road City of Burlingame Design Review, Specia/ Permit and Variance Address: 1653 Westmoor Road Item No. Z Action Item Meeting Date: January 10, 2011 Request: Design Review, Special Permit for declining height envelope and Parking Variance fora second story addition to a single family dwelling. Applicant and Designer: Mark Robertson Property Owner: Jeff Bosshard General Plan: Low Density Residential APN: 025-233-050 Lot Area: 5250 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)(2), which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 10,000 SF in areas where all public services and facilities are available and the area in which the project is located is not environmentally sensitive. Project Description: The existing one-story house with an attached garage contains 1,510 SF (0.28 FAR) of floor area and has two bedrooms. The applicant is proposing an 855 second floor addition at the center of the house. With the proposed project, there will be an increase in the floor area ratio from 1,510 SF (0.28 FAR) to 2,365 SF (0.45 FAR) where 2,780 SF (0.53 FAR) is the maximum allowed (proposed FAR includes the covered porch exemption). The proposed project is 415 SF below the maximum allowed FAR. A request for Special Permit for declining height envelope has been submitted for the addition along the right side property line (8.5 SF, 1'-2" x 7'-3" extends beyond the declining height envelope). The proposed project includes increasing the number of bedrooms from 2 to 3. Two parking spaces, one of which must be covered, are required on site. The existing covered parking space is substandard in width and length (8'-10" wide x 18'-9" deep existing and proposed where 10' x 20' is required), and therefore a request for a Parking Variance for substandard parking space dimension is required. One uncovered space 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 (CS 25.57.010 a, 1); ■ Special Permit for construction exceeding the limits of the declining height envelope along the right side property line (8.5 SF, 1'-2" x 7'-3" extends beyond the declining height envelope) (CS 25.28.035, c); and ■ Parking Variance for substandard covered parking space dimension (8'-10" wide x 18'-9" deep existing and proposed where 10' x 20' is required) (CS 25.70.020, b). 9653 Westmoor Road Lot Area: 5250 SF Plans date stam ed: December 21, 2010 EXISTING PROPOSED ALLOWED/REQUIRED SETBACKS _ .._ __..._ _ ..... _ .. ____ ._. .._. _ . _._. _....... _._ .... . ........ .. ...... .. ...._.. Front (1st flr): 20'-5" no change 15'-0" or block average (2nd f/r): n/a 25'-5" 20'-0" __ _ _.._.... _.. _.._ _ _..._ _. ..... _ ___ __.__ __... . _.... Side (left): 2'-11"' 7'-11" to second floor 4'-0" (right): 9'-8" 5'-0" to second floor 4'-0" ---__ _ _ _....... _._.._ _ _ . .... .... . . ... _.. _. _.._.. _...... _.._... __._.. Rear (1st f/r): 45'-5" no change 15'-0" (2nd flr): n/a 43'-8" 20'-0" Design Review, Special Permit and Parking Variance ' Existing nonconforming left side setback. 1653 Westmoor Road 1653 Westmoor Road �ot �rea: 5�au sr Nians aate stam ea: uecemner z�, zu�u EXISTING PROPOSED ALLOWED/REQUIRED Lot Coverage: 1610 SF no change 2100 SF 30.6% 40% FAR: 1510 SF 2365 SF 2780 SF Z 0.28 FAR 0.45 FAR 0.53 FAR # of bedrooms: 2 3 --- Parking: 1 covered 1 covered 1 covered (8'-10" x 18'-9") (8'-10" x 18'-9") 3 (10' x 20') 1 uncovered 1 uncovered 1 uncovered (9' x 20') i (9' x 20') (9' x 20') Heigh f: 22'-11 " 26'-7" 30'-0" _ _ ___. _.._ _... _ _.. _ _ _ .. _ _ _ _... _ _...... _... DH Envelope: complies Special Permit required CS 25.28.075 (8.5 SF, 1'-2" x 7'-3" extends beyond declining hei�ht envelope) 2 (Q.32 x 5250 SF) + 1100 SF = 2780 SF (0.53 FAR) ' Parking Variance for substandard covered parking space dimension (8'-10" wide x 18'-9" deep existing and proposed where 10' x 20' is required). 4 Special Permit for construction exceeding the limits of the declining height envelope along the right side property line (8.5 SF, 1'-2" x 7'-3" extends beyond the declining height envelope). Staff Comments: See attached memos from the Chief Building Official, City Arborist, Fire Marshal, City EnginBer and NPDES Coordinator. Desian Review Study Meeting: At the Planning Commission design review study meeting on December 13, 2010, the Commission had several comments and voted to place the item on the RegularAction Calendaratthe next available Planning Commission meeting (see attached December 13, 2010 Planning Commission Minutes). The designer submitted revised plans and a response letter dated December 21, 2010, to address the Commission's concerns. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. -2- Design Review, Special Permit and Parking Variance 1653 Westmoor Road Findings 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) 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; (b) 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; (c) the proposed project is consistent with the residential design guidelines adopted by the city; and (d) 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 forthe removal that is proposed is appropriate. Required Findings for Variance: In order to grant a Parking Variance the Planning Commission mustfind that the following conditions exist on the property (Code Section 25.54.020 a-d): (a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same district; (b) the granting of the application is necessary for the presei-vation and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship; (c) the granting of the application will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and (d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing an potential uses of properties in the general vicinity. 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 December 21, 2010, sheets 1-7; 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 staff); 3. that any changes to the size or envelope of the 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 October22, 2010 memo, the City Engineer's November 1, 2010 memo, the Fire Marshal's October 19, 2010 memo, the Park Supervisor's October 27, 2010 memo, and the NPDES Coordinator's October 19, 2010 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; -3- Design Review, Special Permit and Parking Variance 1653 Westmoor Road 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: 11. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 12. 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 13. 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. Ruben Hurin Senior Planner c. Mark Robertson, applicant and designer Attachments: ApplicanYs Response to Commission's comments, letter dated December 21, 2010 December 21, 2010 Planning Commission Minutes from Design Review Study Meeting Application to the Planning Commission Special Permit Form Variance Form Staff Comments S� Design Review, Special Permit and Parking Variance Neighborhood Photographs Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed December 30, 2010 Aerial Photo 1653 Westmoor Road -5- . MARK ROBERTSON DESIGN o 12/21 /2010 ATTN: CITY OF BURLINGAME - PLANNING COMMISSION PROJECT: BOSSHARD RESIDENCE 1653 WESTMOOR ROAD BURLINGAME, CA. 94010 __, .. i��i'� C�1 ^'�= C 2 ? 201G ru�,.�iv:�,�.�nt RE: RESPONSES TO COMMISSION COMMENTS FROM DEC. 13TH MEETING. Dear Commission Members, We would like to respond to the comments we received during our hearing on Dec. 13th. My apologies for appearing excessively enthusiastic about our design, but the Bosshards and I had worked for several months on refining the plans to our total delight and we had fallen in love with our,design. I believed it was a total charmer and was taken back a bit by your comments...... Revisions and responses to comments received: Gable end vents: Even though the vents will have to be faux, we agree that the Gable ends on the North and South Elevations appeared too blank. We have therefore added vents to these elevations. I've done this before and can assure you that they won't look fake at all. 4X brackets too small: We agree that the brackets on the Front and Rear Elevations may be too lacy and the plans have been revised to 6X brackets. Front Porch posts too plain: It was suggested that we add base treatments to the (E) posts at the Porch to dress them up a little. We have added casing to the posts on the front Elev. and a casing detail #D on page #7 of the plans. We set the height of the bases to match the height of the (E) brick veneer to tie things together. Rear flat roof and crown out of place - use shed: The Bosshards and I were saddened by this comment. We loved the flat roof and crown! It was playful / fun and charming and was not meant to "belong" but was meant as a whimsical accent and would have looked great. Being on the rear of the house that fronts the EI Camino median, no one would have seen it. But I insisted to the Bosshards that we go with the shed 918 E. GRANT PLACE, SAN MATEO, CAUF. 94402 U.S.A • TEL: (650) 571-1125 • FAX: (650) 571-1399 because they are on a tight loan schedule and risk loosing their loan (Interest rates are going up) if we don't get a pass. So the plans have been modified reluctantly showing the shed. (Note: To make them feel more at ease, I mentioned to the Bosshards that if they still feel strongly about their original design, we can re-visit the issue by way of FYI at a later date after they see the shed built - they never look that great on Etevation drawings and they might be fine with it when they see it.) Bay windows instead of Balconies: The Bosshards would far prefer the balcony treatment. The purpose of the balconies is to allow french doors to the office and Mstr. Bedroom for light and ventilation and it is important to them. They want the airy feel that they provide for the interior space. The balconies are notched out directly in front of the doors to give maximum light, while still retaining privacy. The overall exterior look would be greatly diminished if bays were used in their place as we would loose all the lacy-ness and charm that we are striving for. This concludes the comments that we received. Thank you for your kind consideration, Sincerely, t; Z?�"`�r Mark Robertson. C/TY OF BURL/NGAME PLANN/NG COMMISS/ON — Unapproved Minutes December 13, 2010 IX. DESIGN REVIEW STUDY ITEMS 7. 1653 WESTMOOR ROAD, ZONED R-1 —APPLICATION FOR DESIGN REVIEW, SPECIAL PERMIT FOR DECLINING HEIGHT ENVELOPE AND PARKING VARIANCE FOR A SECOND STORYADDITION TO AN EXISTING SINGLE FAMILY DWELLING (MARK ROBERTSON, APPLICANT AND DESIGNER; JEFF BOSSHARD, PROPERTY OWNER) STAFF CONTACT: RUBEN HURIN Reference staff report dated December 13, 2010, with attachments. Community Development Director Meeker briefly presented the project description. There were no questions of staff. Vice-Chair Yie opened the public comment period. Mark Robertson, 918 East Grant Place, San Mateo; represented the applicant. ■ Trying to avoid the wedding-cake look with the design; hence the request for a special permit for declining height envelope. Commission comments: ■ Likes the design. ■ Consider a larger scale material (6X versus 4X material) for the knee brace. ■ Thinks the massing is handled nicely. ■ Believes there is support for the Special Permit and Variance. ■ The portions of the roof flanking the gable additions (redwood crown) are a little out of place with the traditional feel of the addition; consider a simple shed roof on those portions. (Robertson — considered shed roofs, but it didn't look attractive. Didn't want the addition to get too high.) ■ The flat roof with the rail looks a bit odd; appears somewhat like a parapet; a simple shed would bring the eave line down a bit. • Consider placing a gable vent. (Robertson — would need to be a faux vent due to fire code.) ■ The second floor deck from the office; is a bit odd facing the street; encouraged a bay window in lieu of the deck. (Robertson — felt the decks and the rails were attempts to break up massing and add design character.) ■ Consider a couple of knee braces at the gable on the south elevation. • Consider dressing up the design of the porch columns (perhaps a base). ■ Feels that the railing (crown) is superfluous. ■ The rear balcony is shallow; couldn't stand on it. (Robertson — is only to allow French doors that open in to the room.) Public comments: ■ None. There were no other comments from the floor and the public hearing was closed. Commissioner Terrones made a motion to place the item on the RegularAction Calendar when complete. This motion was seconded by Commissioner Gaul. Discussion of motion: 19 CITY OF BURLINGAME PLANN/NG COMMISSION — Unapproved Minutes December 13, 2010 None. Vice-Chair Yie called for a vote on the motion to place this item on the RegularAction Calendar when plans have been revised as directed. The motion passed on a voice vote 5-0-2 (Commissioners Vistica and Lindstrom absent). Appeal procedures were advised. The Planning Commission's action is advisory and not appea/able. This item concluded at 9:40 p.m. 20 �/ti�t�4;� If��`� _,�'��eL�'rc APPLICATION TO THE PLANNING COMMISSION Type of application: Design Review ❑ Variance ❑ Conditional Use Permit ❑ Special Permit ❑ Parcel #: OZ5 `— 233 ' ��C� � ❑ Other: PROJECT ADDRESS: I � � 3 ��(:�MDU(Z �' ` " � r • � �I�t� O Please indicate the contact person for this project APPLICANT project contact person OK to send electronic copies of documents ' � ':1 : •�• - � i lu City/State/Zip: �N i't'lt3'i � , C�1 � ql�-4(i� Phone: �G��Ci 571 - I I Z5 Fax COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.buriingame.org — �71 � 1'�`1 `� E-mail: M RN� �'1 RO�CRT50i�( � CaM►�IL � CDM ARCHITECT/DESIGNER project contact person� OK to send electronic copies of documents� Name: Address: City/State/Zip: Phone: Fax: E-mail: �r Burlingame Business License #:_ Z2� �� PROJECT DESCRIPTION: S�l�{- Z 5,r Al%Dl!lD/V C`�. N�V�I Z�-� �C�O� 7�0 EXiS%//✓G � - sio�y �c�5c . ��D�o�c nr��r m�s�, ��;17F , oi-�icc ��D Lf�U r� D Ry w/ !�o Gi�nnl cE �� i3t,1�� , rC�7�R�nr i" O2. t1�N�� ainl , AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. ApplicanYs signature: Date: �� /t7 I am aware of the proposed application and her�e�b }� rize the bove applicant to submit this application to the Planning Commission. /� ' / �1 � Property owner's signature: PROPERTY OWNER project contact person ❑ OK to send electronic copies of documents ❑ Name: �i .t�-� k�IJ�SNfaR.D Address: lG�� W�STI"1Li01Z �b. City/State/Zip: f�LiRIJNC�;I�im� , Cl�, 1�,�� Phone: (G50 , If.S �� -' �-°10g Fax: ' E-mail: — �ate: ( 0� 1�� 1 b Date submitted: � �' ��' � G * 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�IHarvoours�acaPPlicot�on zoos.hondour.doc This Space for CDD Staff Use Only � Project Description: � V f � r$��co,t�� , �j<� .} �� c�Z , -bftE� -�,� _- r%.�r��., �n oc ✓i � �,x � S} ��'J � S �' � � Kev: Abbreviation Term CUP Conditional Use Permit DHE Declining Height Envelope GSR Design Fceview E Existing N New SFD Single Family Dwelling SP Special Permit 1�5� W�Si MOCJ� Av�� City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 • www.burlinqame.orq F, c -rr �� :.i��''�, ��, ';=� \,.� CITY OF BURLINGAME SPECIAL PERMIT APPLICATION uc HT �LAN � c ��10 The Planning Commission is required by law to make findings as defined by the City'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: Piease 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 structura! characieristics of the new construction or addition are consistent with the existing structure's design and with the existing street and neighborhood. i��ZOP��Lj� 2^=� FUZ. r��iTiUN � N;;�S�.s �c1 c,rae,i..� P� i cff i��ir� �/i2 ro in�i2. INGR�.r�S�N�i CGl 4ZlD�iE 11ElC�,Iff C'�� f�P��C?7�. l+�%'.Fi; N�V�( C1°ti�iF END i�l1LL IAI�'�1l�ST E�C�IGTL`/ �!�TGH �I��LE ENI� OF Ii0U5E 7c7 LEFfi NND DCGURS r�2�i4c�r1 i id C�t�iG.c O� ffOl�� iD TffE R1GNY, OU�c�.liLL iMPAGT r5 Ut.R`/ MINOR. � DES� E��( I�'1 !1TGI�ES i NEr✓1 E OF Si P��T N( G�LY , 2. Explain how the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing strucfure, street and neighborhood. �vll�ST NOU'�E5 oN 5;�f�.T N14VE �it`4gL� F�WraLLS � 51Q� P�'DP�Z.7Y IJ N ES DU �(�DDi7lON tN f LL GlASLE`i f�l (iTG N TNE 6; A�L� L-ND p� ihFE Hou _; � cJ i T5 i�r �' ��n�� ;,,� i� �3 �En,b iw�l..L w � 7H iNE �TF'�T. �xY''r�ro� Fi,vi5i��5 w�c�L, mRTci�( C�r��T �xtsr� /�N►� rS iN � r<cCPiN�; w�'�t �rr�� Ca-IAru-�cY�s� n� � �- i�cr � 3. How wi/l the proposed projecf be consistent with the residential design guidelines adopted by the city (C,S. 25.57)? �i2bPU5i�,1_ iaf'PU L5 Slf`�1 � S7YLE 1=bUN� dN V1'fE �FZCET (�Nb UMCLS �v��cD ��r�ss -ro �w �ari �� NEw 2^'➢ Nc.a� , a��-rrvN �s P(� !��`r�CT f� r!� . G}tZ, f�NflSCfIPI NG� AYv� W( LL FfK\VC. L1 M i TTL1� �M?AG`i' �(aDsl4ci��1�" l`�EI6;'+��5 —!�O t'R1 VACy i 55U`5 C�c;u� . 4. Explain how the removal of any trees located within the footpr:nt or anu new sfructure or addition is necessary and is consistent with the city's refor�station req�irements. INhat mitigafion is proposed for fhe removal of any trees? Explaen why this mitigation is approFriate, 2''�� 4=L(� , AiJD�l'IUJV UNL� —� NO Cf1AN�,� fZEC7U D. l"O Ls7r C�r� (7�5 LAr�tDsc �aPi,v �, wMrCw SffP,LL �E P20T�1'Gb 'tNRtJ c�NS�FZi1Ci �U�i Rev. 07.2008 � See over for explanation of above questions. SPECIAL.PERMIT.APP.FORM City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 • www.burlinqame.orq' �. Explain why the blend of mass, sca/e and dominant structural characteristics of the new construction or addition are consistent wifh the existing structure's design and with the existing street and neighborhood. How will the proposed structure or addition affect neighboring properties or structures on those properties? If neighboring properties will not be affected, state why. Compare the proposed addition to the mass, scale and characteristics of neighboring properties. Think about mass and bulk, landscaping, sunlighUshade, views from neighboring properties. Neighboring properties and structures include those to the right, left, rear and across the street. How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc. with other structures in the neighborhood or area. 2. Explain how 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. How does the proposed structure or use compare aesthetically with structures or uses in the existing neighborhood? if it does not affect aesthetics, state why. Was the addition designed to match existing architecture and/or pattern of development on adjacent properties in the neighborhood? Explain why your proposal fits in the neighborhood. How will the structure or addition change the character of the neighborhood? Think of character as the image or tone established by size, density of development and general pattern of land use. If you don't feel the character of the neighborhood will change, state why. 3. How will the proposed project be consistent with the residenfial design guidelines adopted by the city? Following are the design criteria adopted by the City Council for residential design review. How does your project meet these guidelines? 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacert properties; and 5. Landscaping and its proportion to mass and bulk of structural compone�=�ts. 4. Explain how the removal of any trees /ocafed within the footprint of any new structure or addition is necessary and is consistent with fhe city's reforestation requirements. VVhat mitigation is proposed for the removal of any trees? �xplain why this mitigation is appr�priate. Will any trees be removed as a result of this pr�Fosal? If so, ex.plain what type of trees will be removed and if any are protected under city ordinance (C.S. 11.06), why it is necessary to remove the trees, and what is being proposed to replace any trees being removed. If no trees are to be removed, say so. 1 . aJ � d a i= a�: nCT 1 � z01Q ` ,� r ��: � � f :�� _ _ �p-0P,t,Yf: _ � _ . �� t,r;.. Y.` ahf� �� .. �;:Y ^��1�,��P'�' .• 'r' ;-_ �X`5%---AD� AC C(� T C� 1�F� �E ,. , =<,sar � � �" ', � �� `t�. � __ - : .. r �—��- -`-��=A-' --�-_- �—=--� -�.33--�..,- -� � �. � � - — - -- : - �, ' r , � � �.. �'��z-� � > ^ .` � �., . .. ,� , :` �-�,. �:� � �.,,��1 '; � � ', _' _- __-= � �; \�� ,, _-_ - = __ _ �`�v�� = _ = _ Z �" ��s _; : ,4 - ^�' , m 'ti 1 " � _ e � -`.� k _ . ; �� _ =--`�3�. .. . . � ��. ;y � - : � 'c ' - - s�., . . y� p - _ ' ,�' � ' �.�� ' � 4 ^ _�y ;Y .•- �.:. -__ . . _ i't � -'��- -� �.. :`. j i �__.. . - �.^ s r �_ _ �: � � ..�- y��, . _ . :�,;_'. i � _ - r � ■ � �� , e�-"x: � ��r--• � .. �;��fi'' ' x, ' -- �� . �8�� _ ..—�,._".., . �.� � �'i �'_ _ � i.. . ..•', ` - � �:;.rt4 � ,�.--� . , . . . �..:oe.� �.e .`�,� =�.r ,..�. f • . . � � - �� - T I� 5 3 i��si M ov�� 1v�. . .-� �!� � BURLINGAME 1,��, CITY OF BURLINGAME VARIANCE APPLICATION FOiz C� SUt35TAn��»I�� Gta�C E The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.54.020 a-d). 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. a. Describe the exceptiona/ or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in this area. EXI�I'ING; CaAKI�CC,E TD i��MV-11N i� SUL35�"I�NDi4(ZD . H[�U�iE iS c`'.'II FRUM 4ii�E PL� �"o G19RA�C'iE UCN�T t�iE WIDENEb a(t� P�ZlGK G1iIM, Ca LIViNC� I�OOivI C�.RC7l�L'N65 ON D�1Z 5i DC- � 15 I MP€�Cif G�1L 7D MDU� .� � vJc ARF S�1"UGK : Reo2U�.ST i vi2. Su��7r�w� �r-u��c �a��aNc� �� au� aN�� UfA�,� d��d� b. Explain why the variance request is necessary for the preservation and enjoyment of a substantial property right and what unreasonable property loss or unnecessary hardship might resutt from the denial of the application. (ti �1i357'IaN�(�,FZD 61ARf�c�;� iS �7`/PiG�4L �o�. f�IEi��-fL'�012NOUl� , 07'Ff'cR. N01F�ES ►�IAt�E. NA� 2N� 5'1"ORy Fl7D�TlONS RPP2ou�u i�i�tT A2E 5�n�i�t�.. W� TNc�Ft�� h�.QUt51` i'H� SY�I►�C /�LLDWANU� . c. Exp/ain why the proposed use at the proposed location will not be detrimenta/ or injurious to property or improvements in fhe vicinity or to public hea/th, safety, genera/ we/fare or convenience. CE1 CONDITIDN 70 r.c'.M�iN , Na iMPAC� Ta VACi��YY r'f�PvSGb. d. How will the proposed project be compatib/e with the aesthetics, mass, bu/k and character of the existing and potentia/ uses on adjoining properties in fhe general vicinity? (Ci Corv��i7i�N MWSS / �3UL1�. 0 I'�l �.Y . COMMUNITY DEVELOPMENT DEPARTIMENT • 501 PRIMRosE RoAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org i0 ;�L.MWIN � NO iMP�1Gi ID UpGrNi� P�?OPUSC1l. c�i �2s ru�a� urvA��rED -- 2"� sTo�zr ��a�rron� Handouts\Variance Application.2008 Date To: October 19, 2010 ❑ City Engineer (650) 558- 7230 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney X Chief Building Official (650) 558-7260 ❑ Parks Supervisor (650) 558-7334 From Planning Staff Subject: Request for Design Review and Special Permit for declining height envelope for a second story addition to an existing single family dwelling at 1653 Westmoor Road, zoned R-1, APN: 025-233-050 Staff Review: October 25, 2010 1) On the plans specify that this project will comply with the 2010 California Building Codes (CBC) and local amendments. If the Planning Commission has approved the project prior to 5:00 p.m. on December 31, 2010 then the building permit appiication for that project may use the provisions found in the 2007 California Building Codes including all amendments as adopted in Ordinance 1813. 2) With your re-submittal provide documentation which shows that this project will comply with the City of Burlingame Green Building Ordinance. Note: Compliance with the City of Burlingame Green Building Ordinance is required unless specific land use provisions for the project are approved by the Planning Commission prior to 5:00 p.m. on December 31, 2010. "A �ermit applicant is required to submit a completed checklist of the proposed compliance measures for the project at the initial submittal to the Planning Division for projects requiring Planning Commission approval. If Planning Commission approval is not required prior to Building Code plan check, then an applicant must submit a completed checklist of the proposed compliance measures directly to the Building Division at the time of the initial Building Code plan check submittal. A GreenPoint Rated checklist, or equivalent, with a minimum of fifty (50) points shall be accepted as one method of ineeting compliance with this ordinance. Applicants are encouraged, but not required, to meet with City staff prior to any application submittal to review the green building program and details to achieve compliance with this ordinance. The means by which compliance measures are achieved shall be by Build It Green "GreenPoints", LEEDO, Energy Efficiency Standards, other recognized point systems, or equivalent approved methods. LEEDO projects must verify that they exceed the 2008 Energy Efficiency Standards by 15% (Title 24, Part 6.) Compliance measures shall be approved by the Chief Building Official prior to issuance of a building permit. Projects must show verification of energy savings which exceed the 2008 Building Energy Efficiency Standards (Title 24, Part 6) of the California Building Code by 15%. Projects using the performance approach may use an Alternative Calculatio Method (ACM) approved by the California Energy Commission to show verificati of the required energy savings of 15% by comparison of the proposed building to the itle 24 standard or "budgeY' building." Green Building information can be found on the City of Burlingame ebsite: http://www. bu rli nqame. orq/I ndex. aspx?paqe=1203 3) Specify on the plans that, in addition to complying with the City's Ordinance, this project will comply with all other requirements of Energy Efficiency Standards. Go to http://www.enerqy.ca.qov/title24/2008standards/ for 4) Place the following information on the first page of the plans� "Construction Hours" Weekdays: 7:00 a.m. — 7:00 p. . Saturdays: 9:00 a.m. — 6:00 .m. r�n Building 2008 California ublications and details. Sundays and Holidays: 10:00 a.m — 6:00 p.m. (See City of Burlingame Municipal Code, Se ion 13.04.100 for details.) 5) On the first page of the plans specify the followi :"Any hidden conditions that require work to be performed beyond the scope of the uilding permit issued for these plans may require further City approvals including r view by the Planning Commission." The building owner, project designer, and/or co ractor must submit a Revision to the City for any work not graphically illustrated in the e plans prior to performing this work. 6) Anyone who is doing business in the C� must have a current City of Burlingame business license. 7) Provide fully dimensioned plans. 8) Provide existing and proposed el ations. 9) Provide a complete demolition p n that indicates the existing walls, walls to be demolished, new walls, and a gend. NOTE: The Demolition Permit will not be issued and, and no work c n begin, until a Building Permit has been issued for the project. 10) Show the distances from II exterior walls to property lines or to assumed property lines 11) Rooms that can be use for sieeping 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 e elevation drawings. 12) Provide guardrails t all landings. NOTE: All landings more than 30" in height at any point are consid ed in calculating the allowable lot coverage. Consu�t the Planring Department fo details if your project entails landings more than 30" in height. 13) Provide han ails at all stairs where there are four or more risers. 14) Provide lig ing at all exterior landings. NOTE: A w itten response to the items noted here and plans that specifically address items 1, 3, 4, and 5 must be re-subrTmitted before this project can move forward for Plannin Commission action. � Revi e�y�"� - �,� � / Date: 10-22-2010 Projects must sho�N verification of energy savings which exceed the 2008 Building Energy Efriciency Standards (Title 24, Part 6) of the California Building Code by 15%. Projects using the performance approach may use an Alternative Calculation Method (ACM) approved by the California Energy Commission to show verification of the required energy savings of 15% by comparison of the proposed building to the Title 24 standard or "budget' building." Green Building information can be found on the City of Burlingame website: http://www.burlinqame.orq/lndex.aspx?paqe=1203 3) Specify on the plans that, in addition to complying with the City's Green Building Ordinance, this project will comply with all other requirements of the 2008 California Energy Efficiency Standards. Go to http://www.enerqy.ca.qov/title24/2008standards/ for publications and details. 41 �Place the following information on the first page cf the plans: "Construction Hours" Weekdays: 7:00 a.m. — 7:00 �.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 current City of Burlingame business license. 7) Provide fully dimensioned plans. 8) Provide existing and proposed elevations. 9) Provide a complete demolition plan that indicates the existing walls, walls to be demolished, new walis, 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. 1 �) Show the distances from all exterior walls to property lines or to assumed property lines 11) Rooms that can be used for sieeping 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. 12) Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the all.owable lot coverage. Consult the Planring Department for details if your project entails landings more than 3�" in height. 13) Provide handrails at all stairs where there are four or more risers. 14) Provide lighting at all e�erior landings. NOTE: A written response to the items noted here and plans that specifically address items 1, 2, 3, 4, and 5 must be re-subr*iitted 5efore this project can move forward for Planning Commission action. Reviewe � ; Date:10-22-2010 ,✓ , C Project Comments Date: To: From: October 19, 2010 d City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ Parks Supervisor (650) 558-7334 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Design Review and Special Permit for declining height envelope for a second story addition to an existing single family dwelling at 1653 Westmoor Road, zoned R-1, APN: 025-233-050 Staff Review: October 25, 2010 1. Storm drainage shall be designed to drain towards the street frontage or to the City storm drain system. 2. The project shall, at its own cost, design and construct frontage public improvements including curb, gutter, driveway and other necessary appurtenant work. 3. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. Reviewed by: V V Date: 11/01/2010 Project Comments Date: To: From: October 19, 2010 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � Parks Supervisor (650) 558-7334 0 Recycling Specialist (650) 558-7271 ❑x Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 0 City Attorney Planning Staff Subject: Request for Design Review and Special Permit for declining height envelope for a second story addition to an existing single family dwelling at 1653 Westmoor Road, zoned R-1, APN: 025-233-050 Staff Review: October 25, 2010 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: � 2 L��i;l�— i Date: /qp-� � o Project Comments Date: To: From October 19, 2010 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 X Parks Supervisor (650) 558-7334 � Recycling Specialist (650) 558-7271 0 Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Design Review and Special Permit for declining height envelope for a second story addition to an existing single family dwelling at 1653 Westmoor Road, zoned R-1, APN: 025-233-050 Staff Review: October 25, 2010 1. Notes indicate no landscaping will be impacted during construction. 2. Tree Protection Plan listed on plans and required around protected size trees before construction. Reviewed by: B Disco Date: 10/27/10 Project Comments Date: �� From October 19, 2010 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � Parks Supervisor (650) 558-7334 � Recycling Specialist (650) 558-7271 0 Fire Marshal (650) 558-7600 X NPDES Coordinator (650) 342-3727 0 City Attorney Planning Staff Subject: Request for Design Review and Special Permit for declining height envelope for a second story addition to an existing single family dwelling at 1653 Westmoor Road, zoned R-1, APN: 025-233-050 Staff Review: October 25, 2010 Any construction project in the City, regardless of size, shall comply with the City NPDES permit requirement to prevent stormwater pollution from construction activities. Project proponent shall ensure all contractors implement Best Management Practices (BMPs) during construction. Please include a list of construction stormwater pollution prevention best management practices (BMPs), as project notes, when submitting plans for a building permit. Please see attached brochure for guidance. The brochure may also be down loaded directly from "flowstobay.org." It is recommended that the construction BMP's be placed on a separate full size plan sheet (2' x 3' or larger as appropriate) for readability. For additional assistance, please contact Kiley Kinnon, Stormwater Coordinator, at (650) 342-2727. Reviewed by: �� Date: �� j � //� �,, °i%i�;` �,� s� n�n��oo�� r�a,� e�� w T aa ;, ,�:. �� y'� i7CIICIHI `'ti�:_'. Construction & Site Sitpervisian �� o.�.. �;.;r � �, ��"�„�..�.�.� o��.m,e �� ,N..m�.�,w�. �R�w:... ,�..,. ' �..�..� � m..� �, ,.�. � v..� �� a�� q :� �a��rym.,� �. � r� .i�r�s,o .oe a��.:m... nw. .u�ws�»e m.tri..t�•ni�. � IJ ��wed...tsw �n..� �m��tr14. �e �aw:.o�a � W ....truW b..U..a� , m4e.uWncm�Jilm�a J[�... wwvlvi�en�va'u J�pN�v roe�..e� .�w••�..�b m� wu��Q� ./[�r.�v.av am�.v�.e �e.� tr.e u v..d m�� .0 vme. mam�m �a. m�au�r. y,vuwr.e�.�.w ..�'�iv... �,a m � a�s �e�h n �mwro�.m.��aQ o�a..�wv... �ww.<e i.�e��,�'...m�`.,,�m'e �k. � �+°'�a`"°m.n titl w-.. �� rm. Pb�e mq�m. m1v mo4 m i mp� J� m A hnic�Lm �:mmm61� crm lws..afiyu�e. N�.1� w� � mm�+v sl l��vm�qw� ��a�w� �e4�...� a�+m>h. � m�.v nw��h n, a�R �m rntr mh �.�w w o..a �pe. ��•_�<` �+w.��ea.soe.mie.nn.v. � +m �m1Wb.eunlWVAa�mnan. oN�t eq m.�l. �+t�m+i aa»un�. ckma.ai- � W•mB�.Mrch4+mamn�aea�� -/o�wk or.0 .w. m a�wm a.m�. V�wh �I�N.�tle OeW, ��v �nYuuwd�mvoay.wmy.m<ImM+a�.. ��,� m�m�.�,�� o,�,.a. Stonmwater Pollution Prevention Program Pollution Prevention — It's Part of the Plan It is your responsibility to do the j ob right! Runoff from stree[s and other paved areas is a major sonrce ofpollution in local creeks, San Frnncisco Bay and the Pacific Ocean. Coru[mction activities can d'uectly atTect tkie heal[h of o�trwaters unless contractors and crews plan ahead to keep dirt, debris, and other coastruclion waste away Iroro slorm drains und creeks. Following Ihese guidelives wi➢ ensure your compliance wifh local stormwater oretinance requirements. Remember, ongoing mo�itoring and main[enance of inslaLled controls is crucial to proper implemrntation. Heavy Equipment Operation Earth-Moving Activities �.�aw�oe•wmmmNw�.e,m�u�ioae- Roadwork 8c Paving o�..�m.m w��,..nw:;m� � w.. m, 'me.em.-�r��_ .. �,.,..,� � a m��a w.. m� w�. 4,+� � �vpmwr viem��ae �m�m��mmmm.�m�ax � ... =e��e.lr �m�.e.v.o.y %µ �w � wu.�.y mm.�..wdm..�wt �c lLw mpv .e m udy us e.a u W symmi pw.n sr.e+�•4.mvm+tl...roi�.a.mma sae>Wmn,�u•�s��rmmwm�uoi� /�*.�vw.��rt�t��s.�nR.ot � ��wsw.uc.�w.aeoem��aypuamt � ' 0�� g�Rn�.tisewiwA� nmmm+..�v�a�=�mamm�.muum "�r W myE.h�w�era�d�•awu.w ��-rH�1��mSmfm fmn�mma�mmm.Inminfitrn. P+marfv ��v�� o_..➢-.. �Mv�wnQummJmM1 � s.M o�mm.e.a �m� Fm, w ..e.k.m �wo��n�•em�r wms.e.m m .�m.oSrwm.miv, b aN o� mw.iw u �d.� nam� aM�.0 mmo� m�n.. m�. b ��a � Rr�.em.w w�c m Ai�v olOw4 u Wm.Lw.n� r s �wvwe�.omm��wha,w�. � u�-�k��..e.m.k r.e;.. ! N�„w �y.a u� w� 6i.«b.v� �'v++� w ��bk ..t ..Ma.�,aa ae.l�ew�ew �m.4 u�i uw..m.v�.(.1 ve�mv r�k.� . mmwynntny w�P��blmvm�eul�mm��lr. N�w.� ��mbntJ.m.my'.� wM�nm u�e. bW.. �.m e pm5k 6v ew mmvl. 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'73. ,., }u� �..s,- � ;� �- � �` - ��-a� � ^6v f ��xF e ~^ � i i � �� Y �^ � Y ( � .x _ � � �� _ror�,� . e�� Y � �... x � -`� r ,� . �. . . . .. ....�u�L� .ra;. ; � �l. kL2��y 4 d�� .`��'�-r'FF' �� YA��M�,'f'.w.g,h-}M.lo -P �'; _ � +��« .gi`. tt�aa'�.-, tiW�'ir#T:'�k�""��`.i: � � � ... e 4i� .ro� _.., µ a� -,:., .. � e�'RfS_� r^'�..w+klr '�� ..., „_.�.e,..a... ..... ., _.."__��t�m-+.� � � s RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW, SPECIAL PERMIT AND VARIANCE 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, Special Permit and Variance for a second story addition to a sinqle familv dwellinq at 1653 Westmoor Road, zoned R-1, Jeff Bosshard, 1653 Westmoor Road, Burlingame. CA, 94010, proqertv owner, APN: 025-233-050; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on January 10, 2011, 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: 15301 (e)(2), which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 10,000 SF in areas where all public services and facilities are available and the area in which the project is located is not environmentally sensitive, is hereby approved. 2. Said Design Review, Special Permit and Variance are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review, Special Permit and Variance 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 10`h dav of Januarv, 2011 by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, Special Permit and Variance. 1653 Westmoor Road Effective January 20, 2011 that the project shall be built as shown on the plans submitted to the Planning Division date stamped December 21, 2010, sheets 1-7; 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 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 October 22, 2010 memo, the City Engineer's November 1, 2010 memo, the Fire Marshal's October 19, 2010 memo, the Park Supervisor's October 27, 2010 memo, and the NPDES Coordinator's October 19, 2010 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 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; EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, Special Permit and Variance. 1653 Westmoor Road Effective January 20, 2011 Page 2 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: 11. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 12. 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 13. 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. �'`�'"� CI�' O� BUPLIf�lGAI�IE », � a w� �-� p(�� OivifviUNl I Y DEV�LOPfV1Ef�T DErP,(: i iv1�NT �lJRLi^IG�AAc 501 P�IiUiROSE RO�D = � � SURLlr�IGAhi:�, CA, 9�'.010 �br,�� I ��"' `�" PH: (650) 552-7250 � FAX: (650) 095 379D = °�-�-�� www.burlingame.org _= �e��a i 633 �9��6�i�� _- -_- Tfre City of 8urlingame Plannina Commissian announces the following public hearing �a� 9ifd��9�Ati, J��4��E�Y 1�, ��11 a3 %:a9 P.Nl. in the (i'ry Hall Council Cham6ers, 501 Primrose Road, Burlingame, CA: Applicction fior Dezign Reaiew, Sp.ezial Permit for dedining height enveiope and ?arl<ing Variance for a secon� stcry addition to an existing single family dwelii�g at 1E53 ��7lV�� A� zone� R-l. APN u25-233-050 �ailed: December 30, a0i 0 (Please refer to other side) � `"=�;F ��-- .� :��F�-a - �� o� �� A copy oi t�e application and plans fer this project may be reviewed prior to �he rneeiing at the Cornmuni�y Developmeni Depa�irnent at 501 Primros2 Road, 8�!rfingam�, California. if you ch�llenge the subject a�plication(s) in court, you nay be limiied to raising only those issues you or someone else rzised at the pu�lic hearing, d�scribed in ihe noiice or in writien correspondence delivered Yo the city at or prior to 'the pubiic hearing. Property cwners vuho receive this notice ar� responsible for iniorrning ih2ir icil8(liS �bout ihis ilOi1C�. For addizion�l info� mation, pleasc- c�El (�50) 55�-7250. Thank you. 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' � \.. � �, : � �p �� . - � N . �� . � � ,!` �.� w R '� �i' � � „�r �' -.� .a�� •�3 �� e 1 '' '�`� . r .r, ,�' - /� - � ` 3%i 1. � �� . � � ,�,t:�'`� � :�a 7s,.: :� %r.-_ - , . , ' _+. � `f�. , � �,,, � � �y : � .,� , r�*'>. g: , ,� • y ':� � 1�r��. .�. �i � ��. �; . 1 v •�;'.,� 4 ,� ��+, " � -� s ..+_� , i . �,� _ �� {;� [�' y� �+ ¢, - . � .. W i . tt�:: �1, _ � � i�!i'f l�y •i 4s,�� ' :�� . , F _ �� .M1+, �`+3 �{+�� _ . S} .� � I�.. . �.. � �� a .�� ' !f�� W � � 't \`J P�s� �' •` .` � � � \ e � � � f �r� �� ;r. S ' , i ' ._ � '/ s� � 1653 Westmoor Road �� ..�._ � .� ,�,.. '- — ` � `�': >. � . �� a' item No. Design Review �#udy PROJECT LOCATION 1653 Westmoor Road � City of Burl�ngame Desigr Review, Special Permit and Variance Address: 1653 Westmoor Road Item No. Design Review Study Meeting Date: December 13, 2010 Request: Design Review, Special Permit fordeclining height envelope and Parking Variance for a second story addition to a single family dwelling. Applicant and Designer: Mark Robertson Property Owner: Jeff Bosshard General Plan: Low Density Residential APN: 025-233-050 Lot Area: 5250 SF Zoning: R-1 Project Description: The existing one-story house with an attached garage contains 1,510 SF (0.28 FAR) of floor area and has two bedrooms. The applicant is proposing an 855 second floor addition at the center of the house. With the proposed project, there will be an increase in the floor area ratio from 1,510 SF (0.28 FAR) to 2,365 SF (0.45 FAR) where 2,780 SF (0.53 FAR) is the maximum allowed (proposed FAR includes the covered porch exemption). The proposed project is 415 SF below the maximum allowed FAR. A request for Special Permit for declining height envelope has been submitted for the addition along the right side property line (8.5 SF, 1'-2" x 7'-3" extends beyond the declining height envelope). The proposed project includes increasing the number of bedrooms from 2 to 3. Two parking spaces, one of which must be covered, are required on site. The existing covered parking space is substandard in width and length (8'-10" wide x 18'-9" deep existing and proposed where 10' x 20' is required), and therefore a request for a Parking Variance for substandard parking space dimension is required. One uncovered space 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 (CS 25.57.010 a, 1); ■ Special Permit for construction exceeding the limits of the declining height envelope along the right side property line (8.5 SF, 1'-2" x 7'-3" extends beyond the declining height envelope) (CS 25.28.035, c); and ■ Parking Variance for substandard covered parking space dimension (8'-10" wide x 18'-9" deep existing and propose� where 10' x 20' is required) (CS 25.70.020, b). 1653 Westmoor Road Lot Area: 5250 SF Plans date stam ed: November 15, 2010 EXISTING , PROPOSED ALLOWED/REQUIRED SETBA CKS ' Front (1st f!r): 20'-5" no change i 15'-0" or block average (2nd flr): n/a ; 25'-5" , 20'-0" Side (leff): 2'-11"' 7'-11" to second floor 4'-0" (right): 9'-8" 5'-0" to second floor 4'-0" ��a; ;',sf f!r): 45' 5„ no chang� 15'-0" (2nd flr): n/a , 43'-8" 20'-0" ' Existing nonr_.c�nformin� left side setback. Design Review, Specia/ Permit and Parking Variance 1653 Westmoor Road 1653 Westmoor Road Lot Area: 5250 SF Plans date stam ed: November 15, 2010 EXISTING PROPOSED li ALLOWED/REQUIRED Lof Coverage: 1610 SF , no change 2100 SF 30.6% 40% FAR: 1510 SF 2365 SF 2780 SF 2 0.28 FAR ' 0.45 FAR 0.53 FAR # of bedrooms: 2 3 --- Parking: 1 covered 1 covered 1 covered (8'-10" x 18'-9") (8'-10" x 18'-9") 3 (10' x 20') 1 uncovered 1 uncovered 1 uncovered (9' x 20') (9' x 20') (9' x 20') Heigh f: 22'-11 " 26'-7" 30'-0" DH Envelope: complies ; Special Permit required CS 25.28.075 ' (8.5 SF, 1'-2" x 7'-3" � extends beyond declining height envelope) 4 Z (0.32 x 5250 SF) + 1100 SF = 2780 SF (0.53 FAR) 3 Parking Variance for substandard covered parking space dimension (8'-10" wide x 18'-9" deep existing and proposed where 10' x 20' is required). 4 Special Permit for construction exceeding the limits cf the declining height envelope along the right side property line (8.5 SF, 1'-2" x 7'-3" extends beyond the declining height envelope). Staff Comments: See attached memos from the Chief Building Official, City Arborist, Fire Marshal, City Engineer and NPDES Coordinator. Ruben Hurin Senior Planner c. Mark Robertson, applicant and designer Attachments: Application to the Planning Commission Special Permit Form Variance Form Staff Comments Neighborhood Photographs Notice of Public Hearing — Mailed December 3, 2010 Aerial Photo -2- ic ��I EJ�LINGAM= �` i ';�, J ; � A��LiCAil0�1 `TO iHE PL.AN(�li�C; COMflIIISSi�N Type of application: � � Design Review ❑ Variance ❑ Parcel �: 0�� Z�� "� �]C% "❑ Conditional Use Permit ❑ Special Permit ❑ Other: PROJECT ADDRESS: I � � � ��C��ML�DFZ �` `�'' � � ' � �%�e,Ji�i-t� O Please indicate the contact person for this project APPLICAt�T project contact person OK to send electronic copies of documents Name: M�},{�:IL ��4,7�U1�i Address: �► ► � �� C�i�/� j � (�L�� City/State/Zip: �7i�d� t�`1C� 1 C-U C�i �`1 �-4-�/� Phone: �CG��t%� r'J7 ( � � � Z� Fax: COIdN!UNfTI' DEVELOP�ENT DEPARTMENi • 501 PRIMROSE ROAD • HURLINGAME, CA J40�0 p: 650.558.7250 • f: fi50.696.3790 • www.burlingame.org �7 i �-13 i�f E-mail: M A(�� R.L7��Z.TSG�N �'? G�M�fL ; r.• tiv� Ai�CHlTECT/DESiGNEFZ Pro�ect contact Person;� OK to send electronic copies of documents� Name: Address: City/Siate/Zip: Phone: Fax: E-mail: � Buriingame Business License #: 'G�(� � � ��o�Ecr Q�sc�zeP�i�rv: b�;�-`� �,�, �i�D� �iv✓v ��: N�v�l �� r1:(7o� 'i�� 4'Si/��Ci j-�;n��y !��- N�n��r� N�!� ��7N��. ��;; iE , ni-�iC.� !��;� L�V t�( bP�Y W% Ivr: C��1n �� ic? i3L��C, r�7��.1N �" G�rZ. CAn�?�'�t+�i/v`�� AFFADRVfT/SiGNATURE: I hereby certify under penalty of perjury that the informa'tion given herein is true and correct to rhe �2Si v� f'�ilj/ �.ilv\Vi2'�i�c aii� v2iicF 1 n �ppficanYs signature: j"��///�r�y_ , , Daie: �d//��/�'i 18F l, l/ � G �`'� � I am awa-e o� the proposed appfication and hereb � rize the �bove applican: �o subr�i� this applicaiion to �he Pianning 1; Commission. %� �/ � �/ , � Pr�pe�y ovvner's sianature: E� :.',! ��'� .,/%f` Qa�e: i� 6�, � C� � 6ate submitt�d: � � ' � �' i �.% �` � Verification that the projecfarchitect/designer has a vaiid BurlEngame business Eicense wil! be requirecE by ihe Finance Department at the time appfication fees are paid. ❑ Please mark one box abo�e with an X to indicate the contact person for this project. 5 1HAi��ours�Pca?pl�cot�on zoos.hondoutdoc PF20PERTY OWPiER project contact person ❑ OK to send electronic copies of documents ❑ Name: ��Yt` �l��Si�111�-1� Address: /�5� (�L.STM(?C�12_. �47 � , City/State/Zip: �(;�(�LJfV��;(�irn� , C%i, J��(G Phone: (�5�i'� lf-�J�� `" �f-�Q`� Fax: � E-mail: — 1�5� w�S � MO�r�� a�r� � City of Burlingame • Community Development Department • 501 Primrose Road < P(650) 558-7250 • F(650) 696-3790 • www.burlinqame.ora ..:,acrr�-�. it � � �;' -`�.;��k1r.� a n , 3� ao' 4roe�Yi CI`TY C:� �URLINGA�f1E SPECiAL PEV4�iT �lFPLIGATlON ( Uc MT �LAn1� 1nr � rzi75ioN °� G�� u�� W� The Planning Commission�is required by law to make findings as defined bythe City'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 ofmass, sca/e and dominantstructural characteristics ofthe new consfrucfion or additian are consistent with the existing structure's design and !�ri�h the existirtg �treet a�aci neighl�orhood� ��oP��U� 2"—� F(I�. �Dr i►Ur1 � �yc�5�s �c1 c r�aiL- P� i cif iyRtir�i �/�2 ro i��rZ INGR'E(�SiN�i C�1 WD�iC 11E1U;l�( C�`� f'�f'r�;S, l-�-�%'_FI; N�.V�( Ct°S�i� C1�ID 'WICL {�'+1US7 E7CI�GTL`% V�'I!� i t,N C�� EN� t�t= IiDc15E 7� I�FT NN� C�CCU2S I�%S I�CxY�I � � i LJ �a t�,�!'1 G,c Ok �OL�"� c- i D ' i tfc Rl � hfi , DUc-RF�LL i M Pf�T r 5 �`�R`/ Met�IrJf�� DESi��N r+'I��U�i�S T(tiEr�`iE bi- �i(�e� IvrC,�.LY , �. Explain how the variefy of roofline, facade, exteriorfinish materials and elevaEions of the proposed new structure or addi�ion are consistent �vith fhe existing structecre, street and neighborhood. MC�� 1 HOt,��E� O�`l 5; R�E.T M�f4VC G�f4p�I.� �inrrqLLS � Sl Qc P�'�c'JP�.71� u rvE� , r�uz /�D�r7�a�► v��cL Gt,a�t�y i^�if�T�N TNE G;A��c L�D �� I{'�� I`f OU =� t v J i I S L�� N� v�f i LL 1�1 L.�N t� Vv[(.L W 1 1!?' T�L 51 Fy�.%. Cxr`�ra� i=i�r�si�Ls u��c_i_. mr�rci� t�r�r�r c�,Us;� ��v� rs iN j d<cc�i�v�; t�i'� 'Y�f� C�IA��Y�� F i1� �iT�CY � 3. �lo�^✓ will the proposesi project be consistent wefh the residerttiaf cfes6gn nuide6ines �dopted by the ciiy (C.�. 25.57)? ?�'b i'd5 K�l� ��'�u %s 5i ��I � S�r7LE r=Uu N� v��' �?� C sT�.cEi ll n.rb vM rT� 'E.Ltavi,�c� r�tf��5 Yo r-'�c1..�� a� Cl�l� ni�w Z^=A �i� , P��r�'roN �-.� GY� �r"r��T j`��" rC� . C�°.. i�aN+�C�1?}i �lC� la�'v� lr�( LL f fh'lVc. L! M� T�TC� i��l?igG i iG (-vslqc,c�li � NEI� (-F 3C3� — NU t�tUr1C1' i�SU�.� C�Gc;vf� . 4. Expfain how fhe rernoval of any trees located withln �he foo�pe�er�t mr �a�V rre�r atFi i.ie.eiiTc vi auuiifGi� ii ircCESSai y eie'Fv s� Cvi.�+ 'cf�+.,F 'fh fF,e .+:f� �c r FA f-� o��.c� 3E' J@JLG/[{ CYI[![ 6FfG L[L J[�Ill tiJ F 1 ; ec�s��s~�€rrents. l��P��f rnsti��ii^n i� �r�� r �l�e r�E-n��a! a¢a�r� i€�ees? ��i��ra E��?� �f�is �cFic��tFo�► ss ��pr�pri��e. 2"'—" c=L�Z., rat��drrvsv vt�� —• �vo Cr��N�� e�c7i� �. ry t�r v� r�'s i.f�rvi�5c r�%�i �� 7 G.ir-frCi-r` �r'�r�;L..� r�c reZu`i �iG� Tr`•r,��..� �tJ'aY�iK � it7iv' , Rev. 07.2008 � See over for explanation of above questions. SPECIAL.PERf�IT.APP.FORNI � ,'.i'; y � � �` �� f � �� : - .. - '4, ` y+�` t :.; ` h'" �� . 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Describe fhe exceptiona0 or extraordinary circaemstances or condit6on�s �pplical�le to your property e�rhich do not apply to ather properties in this area. , �� EX151"fNCi CaARtaG,E TO nEMf'�1N i5 SUi'�5i1�N��4P� . Hc:uL'�E i�i �"11 Ff'.UM �i�c I'•L� ,�"o G19RAE'iE C�d�1�T �c WIDENED �(� :'�'1GIL GIiIM, L L1VflJC� I�%�l`�l GM1k:k'C?K4CN�-.� aN 1�rNc(Z �iDC � 15 �M('�CrIG�1L TD i"I�IiL �� J� �q(� S-7"ucl:.: Rco2u�.� i ivP.. SLr�i}'�Y�17%if�L7 �J�f�'I�GiC 11A�^'fYafUC� i`� UL!(` LJIV�� f(�if�LG C7�i"IDN b. Explain Hrhy f�se variance request is necessary �or the preserva#6on ar�d enjoyrraeeaf of a subsian�ial pr�perty ri�hi and what unreasonable property loss or unnecessary Ot�rdstaip .-t�►ight result f��m tiie denlaf of t►te ap�licafian. (C� �(ia57'r�N�J�,� C�l�l;�4C�� {5 ��PiC:RL ro�. i�tGi�'rfLSC��NOLID , r�iN�2. NG'��ES Nr�U� i-{r�� '=n S`l`O�y ,17D�T/ON� f�PP�vU�� ;l-t/tT �A(�E SIM��A(L., vJ� T�E�F�2E RcQU�ST TH� �Y�rnE /�LLrE�darvG�.. e. Explain rvdey fhe proposed use at the propgsed 9oca�6on �rill not be detrimenfa! or injuri�vs to property or improvemee�ts in the vf�inegy or fo public heaO�Fi, safety, general welfare or conve�►ien�e, CE1 Ca�NDl7"IGN '7Q r�.c'.M�iN , Na iNiPi4� 10 U/-1Ci�`UfY`( i�f'�1Pr_`1�Gb: ts'. n�i�✓ er�'�l6 tiie EaPv�.►tis�d 63�aj�� i'� ��fi►�'s�gisiee H►/itlp fl7e aeSiPletiCs, �ra�ss, �uik ar�ei �haracter of the existing and potentfal uses on adjaining pr�perti� in the gero��al �icinity? �C� L:ONi�iT19N N1f��S / �3��(:. ��wr y: 16 53 iN =�TI�ffIO IZ%: COMMUNITY DEVELOPMENT DEPARTMENT • 501 P�nnRose Ron� • BURLINGAME, CA 94�10 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org TO i�CLMk`�ll`! r NO iN)�`'f�G� I� UF1GINi i i �'�E�(J'�'C�SCi� . ��i�si r=c�a<<� u��rA�rE.::�Ei� ` ZN� S�rPy r��iri�r.l HandoufslVariac�ce Applicafion.2008 g.s > Y l .':.`. .� � � w *;t.:�, . �� r- ' - �;x,.+;�::e.�.= .,m:-::�:: � � � . . ty.,-"-)�s.." ! � � � N �''� ::'a • _ � a `.�� 5�,� , 3 4�C +.:. 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'�itcAi�'�` { P `""-":�,�"' �.,. � , � s ' � FY" �.r' .t•�� 3.Mt3.'+i% $-. & . l ^� . . �_ S r'�f 3��.,& ..� � `Y$ � �� . . � :� - . ,. .,r4'�'�.�. ,.,r ,,...,s..�e"�4"SXu A'm`w.a'4��'� � � ' `�'�'�, .� '"z��""�"*� a��^°a��..:;' �y-� �_ , j:, - <k " , �'"� -`�-._ � � �m�s __ . .. .. _�....a..�. _�.M.,,� ,,,..�..- . _ ...�. . ,..._.�`� � ' ...... . � . �� .. axrmamrs»l�+.u� ,. . . _ � _ . _. .. _ . � .....-.s_ ..�.� � Date To: October 19, 2010 ❑ City Engineer (650) 558-7230 Cl Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney X Chief Building Official (650) 558-7260 ❑ Parks Supervisor (650) 558-7334 From Planning Staff Subject: Request for Design Review and Special Permit for declining height envelope for a second story addition to an existing single family dwelling at 1653 Westmoor Road, zoned R-1, APN: 025-233-050 Staff Rsview: October 25, 2010 1) , On the plans specify that this project will compiy with the 2010 California Building Codes (CBC) and local amendments. 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) �With your re-submittal provide documentation which shows that this project will comply with the City of Burlingame Green Building Ordinance. Note: Compliance with the City of Burlingame Green Building Ordinance is required unl2ss specific land use provisions for the project are approved by the Planring Commission prior to 5:00 p.m. on December 31, 2010. "A permit applicant is required to submit a completed checklist of the proposed comp!iance measures for t�ie project at the initiai 5u�rriiiiai io ihe Pi�nr�i��g Givisic,�� ior projects requiring Planning Commission approval. If Planning Commission approval is not required prior to Building Code plan check, then an applicant must submit a completed checklist of the proposed compliance measures directly to the Building Division at the time of the initial Building Code plan check submittal. A GreenPoint Rated checklist, or equivalent, with a minimum of fifty (50) points shall be accepted as one method of ineeting compliance with this ordinance. Applicants are encouraged, but not required, to meet with City staff prior to any application submittal to review the green h� �il�in� prn�ram anel det�ils to achieve �ompliance with this ordinan�e. The means by which compliance measures are achieved shall be by Build li Green "GreenPoints", LEEDOO. Energy Efficiency Standards, other recognized point systems; or equivalent approved methods. LEEDO projects must verify that they exceed the 2008 Energy Efficiency Standards by 15% (Title 24, Part 6.) Comp(iance measures shall be approved by the Chief Builaing Oificial prior to issuance of a buiiding permii. .-�, Projects must show verification of energy savings which exceed the 2008 Builcling Energy Efticiency Standards (Title 24, Part 6) of the California Building Code by 15%. Projecis using the performance approach may use an Alternative Calculation Method (ACM) approved by the California Energy Commission to show verification of the required energy savings of 15% by comparison of the proposed building to the Title 24 standard or "budget" building.' Green Building information can be found on tne City of Burlingame website: http://www. burlinqame.orqlindex. aspx?pac1e=1203 3)'' Specify on the plans that, in addition to complying with the City's Green Building Ordinance, this project will comply with all other requirements of the 2008 California Energy Efficiency Standards. � Go to http://www.enerqy.ca.qov/title24/2008standards/ for publications and d.etails. 4) ,jPlace the following iniormation on the first page cf the plans: "Construction Hours" Weekdays: 7:00 a.m. — 7:00 �.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Hoiidays: 10:00 a.m. — 5:00 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, andlor 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 current City of Burlingame business license. 7) Provide fully dimensioned plans. 8) Provide existing and proposed elevations. 9) Provide a complete demolition plan that indicates the existing walls, walls to be demolished, new walis, and a legend. NOTE: The Demofition Permit will not be issued and, and no work can begin, until a Building Permit has been issued for the project. 10) Show the distances from all exterior walls to property lines or to assumed property fines 11) Rooms that can be used for sfeeping purposes must have at least one window or door that complies with the egress requiremen'ts. Specify ihe size and location of all required egress windows on the elevation drawings. 12) Provide guardrails at all landings. NOTE: All lan�ings more than 30" in heigrt at an� point are considered in calculating the allowable lot coverage. Cons��t the Planr�ing Department for details if your project entails landings more than 3�" in heigh't. 13) Provide handrails at all stairs where there are four or more risers. 14) Provide lighting at all e�erior landings. NOTE: A �+vrii�en response to the items note� !�►ere and plans that specifically a�d�ess items 1, 2, 3, 4, and 5 rnusi be re-subr=aitte�l before this project can move forvvard for Planning Commisseon action. � � �//)' Reviewe�_t�y--!"'��/, �: �?ate: 10-22-2010 j / J �� , / 0 Project Comments Date: October 19, 2010 To: � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 X Parks Supervisor (650) 558-7334 From: Planning Staff Subject: Request for Design Review and Special Permit for declining height envelope for a second story addition to an existing single family dwelling at 1653 Westmoor Road, zoned R-1, APN: 025-233-050 Staff Review: October 25, 2010 1. Notes indicate no landscaping will be impacted during construction. 2. Tree Protection Plan listed on plans and required around protected size trees before construction. Reviewed by: B Disco � Recycling Specialist (650) 558-7271 � Fire Marshai (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Date: 10/27/10 � -- -- _ _�— --- i Project Comments Date: To: From: October 19, 2010 �( City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ Parks Supervisor (650) 558-7334 � Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Design Review and Special Permit for declining height envelope for a second story addition to an existing single family dwelling at 1653 Westmoor Road, zoned R-1, APN: 025-233-050 Staff Review: October 25, 201Q 1. Storm drainage shall be designed to drain towards the street frontage or to the City storm drain system. 2. The project shall, at its own cost, design and construct frontage public improvements including curb, gutter, driveway and other neressary appurtenant work. 3. Sewer backwater protection certification is required. Contact Public Works - Eng�neering Division at (E50} 558-7230 for additional information. Reviewed by: V V Date: 11/01/2010 :" � Project Comments Date To: From October 19, 2010 � City Engineer (650) 558-7230 0 Chief Building Official (650) 558-7260 � Parks Supervisor (650) 558-7334 � Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 X NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Design Review and Special Permit for declining height envelope for a second story addition to an existing single family dwelling at 1653 Westmoor Road, zoned R-1, APN: 025-233-050 Staff Review: October 25, 2010 Any construction project in the City, regardless of size, shall comply with the City NPDES permit requirement to prevent stormwater pollution from construction activities. Project proponent shall ensure all contractors implement Best Management Practices (BMPs) during construction. Please include a list of construction stormwater poilution prevention best management practices (BP�1Ps), as project notes, when submitting plans for a building permit. Please see attached brochure for guidance. The brochure may also be down loaded directiy from "flowstobay.org." It is recommended that the cerstru�ction BMP's be placed en a��parate fu!! size plar� s"�et (2' x 3` or �arger as appropriate) for readability. For additional assistance, please contact Kiley Kinnon, Stormwater Coordinator; at (650) 342-2727. n � Reviewed by: ,;!�� /!��---� Date: r� l�� ,:�;�;, � s��„a � �,,,,��ron��ea�rR�n��v�a+� ��''a' � � �q ��_ , : � ,.��: �.1-i _ .(�iCI1CIa1 �°,Y'"-' , Constructian & Site Supervisian �" �;:R�`"� m""` r' �°" � �.� �.h. U � „�.;�, a�. M� ��m',� "'.�';� m�' �� , a�. e,;..,�� m �. � s �,., .��a��mem.a..�.M. � �, �wM� me...m�q.4m.n..MmN�.sauian M twd 6�.mqay. w�m �o� � �bo� mm�.e a. t,..w wu�c .�n� �wi4. mu �wea.wmma J�M� � �.m�qP�<ro�s. .oum.�a.�o�n.n.i,.; viv:u.�wamar J�1"�luuva eR�med evhen.lY.a ouh cv �m mM�'b v.i wn e...� w�Q �/ �kn..ep' pnd �ut��+Jw trJn n rm�m J�um, u�e.ura'�m��b�.�lm i�i�anmr��.�.1 �m �,b�. v�.�a-�a ..4+��... . �'me°r�a� p�a�.�� .w aW.m.e. auo� m'rM lkW.roa��mde�mo�a� mp� ��+.nk. �s...m.e....a.nm..�a�am. o�w.(� N��Nna�udm�w� :dmq..e+Ll lMJ.�w� VmebM1 mmn�v �� Wud ie metl ��v e.m� q w. wa�.o�,�r me �� -..o-. �a4e.�� orrwmry a.�t ewn a.yomny m. � o.az � .m.m rw � ue aN�M1b u..mi.�..na.c �e.mi�..wns� �w�na� .�mbam�,...'�c°d�.w�vw m ..mW^�..uMl.�ray� otm Wdi�.dlvwm�¢ �..A0. ud.�e�e.�pn. �F.m In de mme m m� Rek e��m� yee. Stormwater Pollution Prevention Program Pollution Frevention — It's Part of the Plan It is your responsibility to do the job right! Runoff from streets auri otl�er paved azeas is a major source ofpollution in local crceks, San Francisco Say aad tl�e Pacific Ocean. Constiuction aclivities can d'uectly affect the health of our waters unless coutracrors and crcws plan ahcad to keep dir[, debris, and other construclion waste away froin storm drains and creelcs. Pollowing these guidelines will ensure your compliance with local stormwater orclinance reyuirements. RememUer, ongoing monitoring ae�d mainteuance of 9nslaLled con�rols is crucial to properimplemenfation. 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Provide a minimum 1 inch water meter. 2. Provide backflow prevention device/doubie 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 Departmert for review and approval shall clearly indicate Fire Sprinklers shall be installed and shop drawings shall be approved by the Fire Department prior to installation. Reviewed by: � /� / Date: /�p—� `o r i �----�, CITY OI= BUP,LINGAi�E �`� '` J j`w��-=� COMMUNITY DEVELOPMENT DEP^,R I N1EN I ; �urui�IC�F.�it 5G1 PRIMROSE ROAD j � , �*�� BUP.LI�IGAME, CA94010 - _ '`� PH: (650) 558-l250 � FAX: (650) 656 37yC te�; �� - — _ ``,:T � v,iwvv.burlingame.org = �¢�e: 1653'dV��`�f�00� R�� _-__—.��_-._- The City of Burlingame Planning Commission anrounces the following public hearing on IN�Rl�AY, �ECEINQ�P 13, 2Gi0 atr 7:�0 �.fVl. in the City Hall Council Chambers, 5-01 Primrose Road, Burlingame, CA: Applicarion for Design Review, Special Permit for dedining heiyht envelope and Parking 'Jcriar,ce for � second story addition to a� existing single family dwelling at 1�53 II��S�MOOR R�A� zoned R-l. APN 025-233-050 fVlaailed: Dece�vsber 3, 2010 (Please refer io ofher sideJ ` ��2..��..- '`�:�-,' �� a.`'1.t�; � �� /�a�� A copy of ihe application and plans for ii�is projeci may be reviewed prior to the rneeting at the Community D�veloprr�ent �Jepartment ai 501 Prirnrose Road, Buriingame, Cali�ornia. If you ch�llenge the subject appiication(s) in court, you rnay be lirnifed to raisir,g on�y �hosE issues you or someone else raised at ihe public hearing, ��1�!i�P`? ... ±r� r^i!�., �f IE"1 �>�"i+'E � C�.�f�S vivuciiCc GEIIVCIC� i"v iile . t^. , a I-�� Cit�/ �t Oi �rior to the pu�fic h�aring. Praperty ov�ners uvho receive this notice are responsible ior iniorminc� iheir iendr�ts abcu� ihis nofice. For addition�l infiorrr;ation, please call (650) 558-�250. 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