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Home My WebLink About1117 Balboa Avenue - Staff ReportCity of Burlingame Design Review and Special Permits Address: 1117 Balboa Avenue Item No. _ Regular Action Meeting Date: May 24, 2010 Request: Application for Design Review and Special Permit for a basement with a ceiling height greater than 6'-6", for a new, two-story single family dwelling and detached garage. Architect: Li Sheng Fu Applicant and Property Owner: Jing Ling Low General Plan: Low Density Residential APN: 026-162-090 Lot Area: 6,000 SF Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single-family residences maybe constructed or converted under this exemption. April 26, 2010 RegularAction Meeting: Atthe Planning Commission RegularAction meeting on April26, 2010, the Commission expressed concern with the exterior staircase to the basement and the lack of details on the plans (April 26, 2010 Planning Commission Minutes). The Commission voted to continue the item to the Regular Action Calendar with direction to the applicant to make changes as requested. The applicant submitted revised plans and a response letter to the Planning Division on May 12, 2010, to address the Commissions concerns. Please refer to the copy of the April 26, 2010, Planning Commission minutes included in the staff report for the list of Planning Commission concerns. Project Description: The applicant is proposing to demolish an existing single-story house and detached garage to build a new, two-story single family dwelling with a basement and detached two-car garage. The proposed house and detached garage will have a total floor area of 3,356 SF (0.56 FAR) where 3,420 SF (0.57 FAR) is the maximum allowed (project is 64 SF below the maximum allowed FAR). The entire basement area (583 SF) is exempt from the FAR calculation (up to 700 SF inay be exempt from FAR). The project includes a detached two-car garage (20' x 20' clear interior dimensions) which provides finro covered parking spaces for the proposed five-bedroom house. There is one uncovered parking space (9' x 20') provided in the driveway. All other Zoning Code requirements have been met. The applicant is requesting the following: ■ Design Review for a new, two-story single family dwelling and detached garage (CS 25.57.010); and ■ Special Permit for a basement with an interior ceiling height greater than 6'-6" (8'-0" proposed) (CS 25.28.035, fl. 19�7 Ba/boa Avenue Lot Area: 6,000 SF Plans date stam ed: Ma 12, 2010 ; PROPOSED j ALLOWED/REQUIRED i SETBACKS i __ _.._.. ._. .�_....--- — -......�._ � __ Front (1st flr): 20'-0" (to porch) I 20'-0" (block average) (2nd flr): 25'-0" ( 20'-0" (block average) Side (left): 11'-11" � 4'-0" (right): 4'-6" (to bay) r 4'-0" Rear (1st f/r): 45'-11" 15'-0" (2nd f/r): 45'-11" 20'-0" Design Review and Special Permit 1117 Ba/boa Avenue PROPOSED � ALLOWED/REQUIRED Lot Coverage: 2,147.2 SF ' 2,400 SF 36% 40°/a FAR: 3,352.7 SF 3,420 SF 0.56 FAR 0.57 FAR # of bedrooms: 5 --- Parking: 2 covered 2 covered (20' x 20') (20' x 20') 1 uncovered � 1 uncovered (9' x 20') � (9' x 20') Basement: new basement with 8' ceiling height z I ' CS 25.28.035, f Height: 29'-8" 30'-0" DH Envelope: complies CS 25.28.075 ' (0.32 x 6,000 SF) + 1100 SF + 400 SF = 3,420 SF (0.57 FAR) 2 Special Permit for a basement with an interior ceiling height greater than 6'-6" (8'-0" proposed). Staff Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineer, City Arborist and NPDES Coordinator. April 12, 2010 RegularAction Meeting: Atthe Planning Commission RegularAction meeting on April 12, 2010, the Commission expressed concern with the lack of details on the plans, the proposed railing material, materials at the front porch and the garage door (April 12, 2010 Planning Commission Minutes). The Commission voted to continue the item to the RegularAction Calendarwhen the plans have been revised as directed. The applicant submitted revised plans to the Planning Division on April 14, 2010 and a response letter on April 15, 2010 to address the Commissions concerns. Please refer to the copy of the April 12, 2010, Planning Commission minutes included in the staff report for the list of Planning Commission concerns. February 22, 2010, Design Review Study Meeting: At the Planning Commission Design Review Study meeting on February 22, 2010, the Commission expressed concern with the lack of details on the plans, the closet bump outs along the right elevation, the massing at the side elevations, the configuration of the front porch and communication with the next door neighbors (February 22, 2010 Planning Commission Minutes). The Commission voted to refer the project to a design review consultant with direction. The applicant submitted revised plans to the Planning Division on April 1, 2010, after meeting with the design review consultant, to address the Commissions concerns. Please refer to the copy of the February 22, 2010 Planning Commission minutes included in the staff report for the list of Planning Commission concerns. Analysis and Recommendation by Design Reviewer (date stamped March 29, 2010): The design reviewer met one time with the architect and property owner to discuss the Planning Commission's concerns with the project and he also reviewed one set of revised plans. In a letter date stamped March 29, 2010, the reviewer notes that there are a variety of house styles in the neighborhood and that the proposed architectural style will fit in with the neighborhood reasonably well. The reviewer comments that the proposed detached garage is typical and will be compatible with the parking patterns in the neighborhood. He also notes that the revisions made to the initial proposal have improved the architectural style of the project and that the mass and bulk have been improved with better proportions and massing. Lastly, he states that the proposed house will interface reasonably well with its neighbors. In summary, the design reviewer states that the applicant has responded to most of the items listed by the 2 Design Review and Special Permit 1117 Balboa Avenue Planning Commission, that the massing and details have been improved and that with the changes that were made, he supports the project. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Findings for a 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 variery 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. 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: 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped May 12, 2010, sheets A-1 through A-7, Landscape Plan and property survey; 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 staffl; 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that the conditions of the Chief Building Official's February 10, 2010, and December 23, 2009 memos, the City Engineer's January 11, 2010 memo, the Fire Marshal's January 4, 2010 memo, the City Arborist's January4, 2010 and February 11, 2010 memos, and the NPDES Coordinator's December28, 2009 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; � Design Review and Special Permit 1117 Balboa Avenue 6. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 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 during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff; 11. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2007 Edition, as amended by the Ciry of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 12. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 13. 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; 14. 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 15. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. Erica Strohmeier Associate Planner c. Li Sheng Fu, architect, 180 Martingale Drive, Fremont, CA 94539. 4 Design Review and Specia/ Permit Attachments: Applicant's Response to Commission's comments, date stamped May 12, 2010 Minutes from April 26, 2010, Design Review Study Meeting Applicant's Response to Commission's comments, date stamped April 15, 2010 Minutes from April 12, 2010, Design Review Study Meeting Design Reviewer's Recommendation, date stamped March 29, 2010 Applicant's Response to Commission's comments, date stamped March 23, 2010 Minutes from February 22, 2010, Design Review Study Meeting Letter from Neighbors at 1111 Balboa Avenue, date stamped February 22, 2010 Application to the Planning Commission Special Permit Application Photographs of neighborhood Staff Comments Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed May 14, 2010 Aerial Photo Separate Attachments: 1117 Balboa Avenue Soil and Foundation Investigation, prepared by Frank Lee and Associates, date stamped May 12, 2010 5 � � ir��i f�j [7SC C7 I % ^J L H A LUNG HWA ASSOCIATES ARCHITECTS . ENGINEERS DEVELOPER . PLANNER RESPaND �'O l80 MARTINGALE DR., FREMONT CAL[FORNIA T E L.:(510)656-8287 F A X: (S 10) 656-8980 �CO�IMENTS FROiVI PLANNING COI�ZMISSION BURLINGAI�IE CO'��ii:N"i�S ;i� FliI3I_IC HL•�RI�;G �vEtib% TVvO STORY SIi�iGLE FAMILY HOUSE & DET�CHED G�aRAGE � 1117 BALBOA AVE_ U�;`22i 10 PLA�vNII�TG COMMISSION PUBLIC �-IEt�RING OS/11/10 2ESPOND TO PLANNI�iG C0�IMISSIOI� CO�i�1E?�dTS: CITY OF . TE-IE B�CKFLO��I DE��'ICE HAS BEE�' RELQCATED CLOSE TU RE.4R YARD l� ENCE. . ELI'v1I�ATE STr�IR TO BASE�v1EI�1T, ��L��E �'�/ LIGHT V��ELL & A LADDER. PLEASE SEE ALL REVISED SITE PLr��i � FLOOR PLANS. . THE EA`'E F�SCIf1IS 2X8 (S�E REVI5ED l:'A-? � 3�A-7}. . PLE:�SE SEE 2i n-8 FOR ArTIC ti'ENT DET�IL. e SEF RE�'ISED & E�vtL�RGED DETAILS FOR CORBELS OF G�BLE & C_�?�TTILI�'ERED B�Y i 3& 7/A-7. . ,�J� A\�E'�2SO:V SI��IliL.�iED TRL,TE DIVIDE� LIGHT v�i�'I�Dij1�` I�FO & Gi21LLE P��f TEIZ�i & I�ET�IL. SEE �'�TE i i, �a-ti & DETAIL� ��. iiA-�. . I�:�SC`IA SI7.E IS ?X8, SEE I'A-? & 3� a-7 SFCTI�I'� �� IE��'- s PR�VIDE Lf1DDER I� R�AK LIGHT �'EiL �=OK SECOi�D1�RY EGRES5 FR0�1 B�SE�IENT. �':,� :... . C�.1AY 1 � 2'� G!T`; or eursLw�:�..,��:. �'I;�NNING DtPT RESPOND TO PUBLIC COMMENTS: • ELIMINATE STAIR TO BASEMENT, REPLACE W/ LIGHT WELL & A LADDER. PLEASE SEE ALL REVISED SITE PLAN & FLOOR PLANS. • BASEIvIEN'I' WALL IS ABOUT 12' AWAY FROM SIDE PROPERTY LINE. • WE HAVE A SOILS REPORT CONDUCTED BY FRANK LEE & ASSOCIATES ON JULY 7, 2009 INDICATING THAT T`I� GROUND WATER VVAS NOT ENCOUNTERED IN THE BORiNG TO 25-U2 FEET DEEP. FRANK LEE ASSOCIAT'ES ESTIMATE THE GROi1ND WATER SHOULD NOT BE HfGHER THAN 20 FEET FROM THE GROUND. (PAGE 3 OF REPORT) • THIS PROJECT WILL USE ANDERSON CLAD WOOD SIMULATED DMDED LIGHT WINDOW, SEE NOTE a� A-5 & DETAILS @ 1/A-8. ADDITIONAL NOTE: • A COPY OF SOILS REPORT ATTACHED. • 'TI DS PR03ECT WII,L USE ANDERSON CLAD WOOD SIMULATED DIVIDED LIGHT WINDOW, SEE NOTE @ A-5 & DETAILS @1!A-S. 9 � � �_; . . MAY 1 � 20 i0 cm� oF �_,r��:�.��....� _ PLAfJNIf :C� ;i:_ ; r CITY OF BURLINGAME PLANN/NG COMM/SSION — Unapproved Minutes April 26, 2010 VIII. REGULAR ACTION ITEMS 5. 1117 BALBOA AVENUE, ZONED R-1—APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMIT FOR A BASEMENT AND DIRECT EXIT FROM A BASEMENT FOR A NEW, TWO-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE (JING LING LO, APPLICANTAND PROPERTY OWNER; LI SHENG FU, ARCHITECT) STAFF CONTACT: ERICA STROHMEIER (CONTINUED FROMAPRIL 12, 2010 PLANN/NG COMMISS/ON MEET/NG) Reference staff report dated April 26, 2010, with attachments. Community Development Director Meeker presented the report, reviewed criteria and staff comments. Fourteen (14) conditions were suggested for consideration. Chair Terrones opened the public hearing. Jing Ling Lo, 1117 Balboa Avenue; represented the applicant. Commission comments: ■ Could the backflow device be placed elsewhere on the property? ■ Is "Heavenly Bamboo" proposed as part of the landscape plan; how tall will it grow? (Lo — approximately four feet.) ■ Questioned why direct stairs to the basement are not always proposed? (Hurin — the Special Permit approach is used to provide another layer of review to prevent an illegal second unit.) ■ Would not normally allow a second stairway to the lower level due to concerns regarding second unit conversion. ■ Are trying to allow extra space that does not add to the bulk of the building; the second stairway should be eliminated. ■ Concerned regarding details; particularly dimensions of the eave fascia, attic vents, and corbels; feels some of the details are too small. These elements are on the most prominent side of the house (the front); doesn't appreciate the scale. ■ Felt that the corbel details are appropriately delicate in the gable area. ■ Details are still lacking on plans; particularly the sizing of materials. ■ Provide better details regarding the muntin pattern in the windows; perhaps a cut-sheet for the Andersen Windows proposed. ■ Believes that the corbel could be a bit thicker near the gable on the front. ■ Clarify the gable details and sizes. ■ If fascia goes to 2" x 12", the "Stick" style is lost. ■ Information is provided in mixed locations on the plans; not consistently represented on the plans. ■ Not supportive of the exterior stair to the lower level; there is already a second stairway to the area from the interior. Light and ventilation can be provided by a light well. ■ There will need to be a ladder in one light well or the other for secondary egress from the lower level. Public comments: Katie O'Brien, 2204 Poppy Drive; and Pat Giorni, 1445 Balboa Avenue; spoke: Remembers the discussion regarding the discussion regarding basement access; concern about second units or access from the side so close to the neighbor's property. Need to be consistent. 5 CITY OF BURLINGAME PLANN/NG COMMISSION — Unapproved Minutes Apri126, 2010 Noted a discussion regarding a house being completed at Hiliside Drive and Columbus Avenue; the discussion on that project included concerns regarding access to the lower level so close to the neighboring property; the request was denied in that instance, as well as another instance later. There is a lot of water below the ground in the area; if a basement is built, make sure that the sump pump is located in the rear yard, not the side, to ensure minimal impact upon the neighbors. The applicant should conduct a hydrology study. Applicant should analyze the cost difference between true divided light versus simulated true divided light windows. (Terrones — either is acceptable.) Additional Applicant comments: Have had a soil engineer analyze the proximity to the water table. Will clarify the window style. (Terrones — will need to indicate clearly on the plans.) There were no further comments and the public hearing was closed. CommissionerAuran moved to deny the request without prejudice. The motion died for lack of a second. Commissioner Auran moved to continue the request with direction to the applicant to make changes as requesfed. The motion was seconded by Commissioner Cauchi. Discussion of mofion: Doesn'f have a problem with denying without prejudice; the applicant has consumed a lot of time, new fees may be appropriafe. Support continuance; has been to a design reviewer, additional details are needed. Chair Terrones called for a voice vofe on the motion to confinue. The motion passed 6-0-0-1. (Commissioner Vistica absent). This item concluded at 8:19 p.m. 6 ��1�1 LUNG HWA ASSOCIATES, ARCHITECTS 180 MARTINGALE DRIVE FREMONT, CA 94539 lishen�fu 1(w�gmail.com TEL. (510) 656-8287 FAX (510) 656-8980 Cell (510) 676-3312 RESPOND TO COMMENTS FROM PLANNING COMMISSION CITY OF BURLINGAME COMMENTS @ PUBLIC HEARING NEW TWO STORY SINGLE FAMILY HOUSE & DETACHED GARAGE @ 1117 BALBOA AVENUE 04/12/10 PLANNING COMMISSION PUBLIC HEARING 4/14/10 RESPOND TO PLANNING COMMISSION COMMENTS: • FRONT PORCH & STAIR FLOORING MATERIAL WII.,L BE SLATE. SEE A-3, A-4 & L-1. • THE WINDOW TYPE WILL BE ANDERSON CLAD FRAME DOUBLE GLAZIN� TRUE DNIDED-LIGHT WINDOWS. SEE A-5 ON EXTERIOR MATERIAL NOTES. � PERVIOUS MATERIAL IS INTERLOCK BRICK PAVING, W/ SAND IN BETWEEN & 2" SAND UNDER, PLEASE SEE ADDED SECTION DETAIL @ 2/L-1. • THE SECOND FLOOR WINDOW ON THE LEFT SIDE OF FRONT FACADE HAS BEEN MOVED TOWARD RIGHT SIDE. ALSO THE WINDOW SIZE HAS BEEN REDUCED. • ALL RAILING HAS BEEN CHANGED TO WOOD RAILIN� SHOWN ON A-5 ELEVATIONS & DETAIL 4/A-7. : .;� � � APR 1 �i 2010 CITY OF BURLINGAME t�IANNING D�PT. • PORCH FLOOR WILL BE "SLATE", SEE A-3, A-4 & L-1. • LOWER PORTION OF COLUMN HAS BEEN CHANGED TO WOOD, SEE DETAIL 9/A-7. • ADD SLATE VENEER ACROSS THE BUTTOM OF THE PORCH. PLEASE SEE A-5, THE FRONT ELEVATION @ THE BASE OF PORCH. • THE COLUMN HAS BEEN CHANGED TO WOOD FOR THE FULL HEIGHT. • THE GABLE IS STUCCO W/ WOOD PANELS, PLEASE SEE REVISED DETAIL @ 3/A-7. • ADD 12" PLANTER ALONG THE RAILING CURB, SHOWN ON A-3 & 3/L-1. � THIS PROJECT WII,L 1NSTALL GARAGE DOOR FROM MANUFACTUROR "PRECISION" AS SHOWN ON THE PLAN. � CHANGE THE GARAGE DOOR STYLE, MAKE IT LOOKS LIKE TWO DOORS. SHOWN ONA-6. ��di"�.i ti a.�� APR1�2010 GITY OF BUR! 1NGAME. pWNNING DEPT. CITY OF BURLINGAME PLANN/NG COMMISS/ON — Unapproved Minutes Apri112, 2010 4. 1117 BALBOAAVENUE, ZONED R-1—APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMIT FOR A BASEMENT AND DIRECT EXIT FROM A BASEMENT FOR A NEW, TWO-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE (JING LING LO, APPLICANTAND PROPERTY OWNER; LI SHENG FU, ARCHITECT) STAFF CONTACT: ERICA STROHMEIER Reference staff report dated April 12, 2010, with attachments. Associate Planner Strohmeier presented the report, reviewed criteria and staff comments. Fourteen (14) conditions were suggested for consideration. Chair Terrones opened the public hearing. Li Sheng Fu, 2920 22nd Avenue, San Francisco; represented the applicant: ■ Contacted the next door neighbors and resolved the fence matter; will construct a temporary fence next to the future location of the garage. ■ Have raised the sill height of the windows along the left side elevation in bedroom #2 to 5-feet, 6- inches, due to neighbor concerns with privacy. ■ Eliminated one bathroom. ■ Worked with the Design Reviewer to provide more details, made changes as suggested. ■ Will use Andersen windows and wood trim on the windows. ■ Added details to the front door. ■ Expanded the size of the front porch. ■ Summarized other details that were revised in response to design reviewers input. Commission comments: ■ What are the front porch stair and flooring materials? (Fu — will be concrete. May be surfaced with tile. Will provide details on the plans.) � ■ The windows aren't well defined; are they simulated or true divided-light windows? (Fu — will provide this design detail.) ■ What "pervious" materials will be installed within the rear yard; provide this detail on the plans; indicate if sand set. (Fu — will be sand set pavers.) ■ The second floorwindow on the left side of the frontfaCade appears too close to the edge; consider making the window a bit smaller. (Fu — will reduce window size somewhat.) ■ Feels that a wood railing may be more appropriate than a wrought-iron railing, given the architectural style of the home. (Fu — can change it to a wood design.) ■ Specify the type of surfacing to be placed on the porch floor. (Fu — will be tiled.) ■ Is the lower portion of the columns wood or stucco? (Fu — stucco.) ■ Consider bringing something across the bottom of the porch to make it stand out, like a stone material. ■ Perhaps the columns could be wood for the full height; the amount of stucco "washes out" the design. ■ Regarding finishes at the gable ends; detail on sheet A7 was changed to indicate "plywood". (Fu — will be stucco with wood panels.) ■ The paving and the stairwell at the rear of the building leading to the basement is open, harsh and has lot of hardscape. Has the appearance of an apartment building; consider adding a tree (perhaps in a tree well or a planter strip) to shade the stairwell and soften the appearance of this area. (Fu — ok. Strohmeier — will need to be certain that adequate back up area is still provided from garage.) 7 CITY OF BURLINGAME PLANN/NG COMM/SSION — Unapproved Minutes Apri112, 2010 The garage doors look nice; clarified that they will be wood with windows at the top. Important that the windows be clearly noted on the plans for the garage doors. The design of the garage doors is critical; they must be installed as shown on plans. The garage door looks too large; could specify a garage door style that looks more like two separate doors. The project has come a long way since the original proposal; but there is still a lack of detail on the plans. Public comments: Katie O'Brien, 2204 Poppy Drive spoke: Thought that a direct exit from the basement, ratherthan a ladder, could lead to an illegal apartment in the basement. There were no further comments and the public hearing was closed. Additional Commission comments: Applicant appears amenable to making the suggested changes. Suggested continuing the item. Commissioner Cauchi moved fo continue the application to the Regular Action Calendar until all of fhe remaining items have been addressed on fhe plans. The mofion was seconded by Commissioner Gaul. Discussion of mofion: None Chair Terrones called for a vote on the motion to confinue this item fo the RegularAction Calendar when fhe plans have been revised as direcfed. The motion passed on a voice vofe 6-0-1 (Commissioner Visfica absenf). The Planning Commission's action is advisory and not appealable. This item concluded at 7:48 p. m. Chair Terrones indicated that he would recuse himself from participating in the discussion with respect to Agenda Item 5(1333 Howard Avenue), since he has a business relationship wifh the property owner. 8 Design Review Memo City of Burlingame Date: March 26, 2010 Planning Commission City of Burlingame 501 Primrose Road, Burlingame, CA 94010 Re: 1117 Balboa Ave.. Architect: Li Sheng Fu Planner: Erica Strohmeier , �- .. ��'.-,. i prs.:� / j ,• f .: It�.r UTAR � � ?OlU �;I"fY OF BUPi_I�!GP�MF -, • �.�i��:�.; � I have received and reviewed the revised plans for 1117 Balboa Ave. I have visited the site and surrounding area. I reviewed the original submission to the Planning Commission, and the Planning Commission's comments as presented in the meeting minutes. I also met with the Planner, owner, and architect about the project. The Planning Commission comments from the original meeting are as follows: • More design details needed on plans; need to pay close attention to the detail. • Clarify type of windows on plans (Fu — will be aluminum clad wood windows). • Generally don't like to see foam trim; strongly consider using wood trim throughout the house. • Clarify all materials and dimensions proposed for all architectural elements, such as vents, window trim, etc. • Exterior light fixtures should be larger and proportional to the massing. • Massing and articulation works well. • Front door design not shown on building elevations; provide details of front door design. • Concerned with the porch and bump out at den, it doesn't make the porch useable; bump out at den should be eliminated. • On right side elevation, concerned with bump outs for closets; make the window in between the bump outs smaller or consolidate closets and place window on other side. • Consider adding another material to building, now stucco with trim on gable ends; perhaps two different types of stucco textures would help break up the massing. • Provide examples for proposed smooth and rough stucco at next meeting. • Clarify material for horizontal band, should be wood to match wood trim throughout house. • Double doors in den, would like to see it removed (den is already counted as a bedroom) • Does every bedroom need a bathroom? (FU — property owner desires it, provides additional privacy for occupants); concerned with how this affects the design, such as the two bump outs for closets, closets could be incorporated within the house if less space was taken for bathrooms, could also provide opportunity for a larger porch. • Consider using wood in gable ends, wood at front porch columns and reducing size of columns to achieve stick style design. • Concerned with two side elevations regarding massing, consider altering plate heights to eliminate "ring" around house. • Concerned with direct access from basement to exterior, need to review exterior access carefully. • Concerned with large paved in rear yard and that it would encourage parking in rear yard, cars can be parked in driveway; add more patio and landscaping in this area, would like to see it broken up; landscape plan should be looked at more closely. • Clarify on plans if proposed brick paving is permeable. • Add large tree in front yard to provide more landscape mass. • Work with neighbors on how fencing will be handled throughout the site. � Show side access door in garage on floor plan. • Garage door design needs more work; should consider choosing a garage door that has windows, would allow natural light into the garage. Revisions to original design: General: The architect has responded item by item to the Planning Commission's comments. Following is a summary of some of the items. • Front elevation: Wood trim has replaced the foam trim (typical); the front porch has been widened; the porch columns have been revised; the front door detail has been added. • Left elevation: The front porch and columns have been revised. • Rear elevation: No major changes • Right elevation: The small "pop-outs" have been removed; The porch and columns have been revised; dormers have been added to the upper level to break up the wall. • First Floor Plan: One of the bathrooms has been removed; the little pop-out closets have been removed; The porch is more usable and the little bay is gone; ;-� '... � � �► � � �.� �. ��. �qi�� t �x �oi�� 2 ,i ; Y OF BURLINGAME '��JaNMNG DE�'T. • Second Floor Plan: New dormers have been added; The porch roof is refined. • Misc: The garage has been re-designed; The site paving has been reduced. DESIGN GUIDELINES: 1. Compatibility of the Architectural Style with that of the Existing Neighborhood: • There are a variety of house styles in the neighborhood, and the proposed architectural style will fit in with the neighborhood reasonably well. 2. Respect for Parking and Garage Patterns in the Neighborhood • The detached garage is typical and will be compatible with the parking patterns in the neighborhood. 3. Architectural Style, Mass & Bulk of the Structure: • The revisions made to the initial proposal have improved the architectural style of the project. The mass and bulk have also been improved with better proportions and massing. 4. Interface of the Proposed Structure with the Adjacent Structures to Each Side: • The proposed house will interface reasonably well with its neighbors. 5. Landscaping and its proportion to the Mass and Bulk of Structural Components: • A modest landscape plan has been included. Additional landscaping and tree planting is always encouraged. SUMMARY The applicant has responded to most of the items listed above. The massing and details have definitely been improved, and with the modifications presented, I can support this project. Randy Grange, AIA �... ¢ � ��, y_-_- � t: ,. _ . �.. E� MAR 2 9 2010 " :�t= BURLINGRME � ��nii�t� nFc+r, � r RESPONSE TO COMMENTS FROM PLANNING COMMISSION CITY OF BURLINGAME COMMENTS @ PUBLIC HEARING NEW TWO STORY SINGLE FAMILY HOUSE & DETACHED GARAGE @ 1117 BALBOA AVE. 02/22/10 PLANNING COMMISSION PUBLIC HEARING 03/22/10 RESPOND TO PLANNING COMMISSION COMMENTS: • DETAILS ADDED, PLEASE SEE 2/A-7: WOOD WINDOW CASING DETAILS, 3/A-7: WOOD GABLE DETAILS, 8/A-7: WOOD BAND, 9/A-7: POST DETAIL, 10/A-7: FENCE DETAIL. • THE WINDOW TYPE WILL BE ANDERSON CLAD FRAME DOUBLE GLAZINGS SEE A-5 ON EXTERIOR MATERIAL NOTE. • REVISED, PLEASE SEE 2/A-7, CHANGE TO WOOD CASING W/ DETAIL. • USE WOOD VENT & WOOD WINDOW TR1M. • SEE 6/A-7 FOR LIGHT FIXTURE, SIZE: 12"X7". • NO CHANGE. • PLEASE SEE 1/A-5 FOR CRAFTSMAN STYLE DOOR ON FRONT ELEV. • REVISED, SEE 1/A-4, NO BUMP OUT @ DEN. • REVISED, PLEASE SEE A-4 PLANS & A-5 ELEVATIONS. • AFTER DISCUSSED W/ DESIGN REVIEWER, WE PLAN TO HAVE GABLE ENDS ALL WOOD & ALL OTHER WALL STUCCO TO LIMIT EXTERIOR MATERIALS TO TWO TYPES. • ONLY ONE TYPE OF STUCCO FINISH (TYPICAL SMOOTH SAND FINISH) • THE HORIZONTAL BAND WILL BE WOOD, SEE 8/A-7 DETAIL. • THE DOUBLE DOOR @ WILL BE KEPT AS ACCESS TO FRONT PORCH. • ONE BATH ROOM @ 1 ST FLOOR HAS BEEN REMOVED. � GABLE ENDS HAS BEEN CHANGE TO WOOD (3/A-7), SEE 9/A-7 FOR THE FRONT PORCH COLUMNS (STICK STYLE). • SEE 3,4/A-5, ADD BAND &GABLE ENDS. • THE BASEMENT ACCESS IS FROM THE REAR YARD. • PAVING AREA HAS BEEN REDUCED IN ORDER TO 1NCREACE LANDSCAPING • IT'S 1NTER LOCK BRICK PAVING & IS PERMEABLE. • ADD A 24" BOX OF JAPANESE MAPLE @ N. OF FRONT YARD. '= -� -' ;1(� � � 20 i0 GITY QF B:JRLINCaF,(LlE p�1� ��ni;P,�� C:,�rT • MET W/ NEIGHBOR ON MARCH 26, 2010 W/ ALL THE AGREEMENTS ON FENCE & 5'-6" WINDOW SILL HEIGHT. • SEE 3/A-3 FOR SIDE ACCESS DOOR IN GARAGE. • SEE 4/A-6 FOR WOOD SECTIONAL GARAGE DOOR W/ WIlVDOWS. • REVISED, SEE 4/A-6. • PLEASE SEE 1, 3& 4/A-5, BEAMS HAS BEEN 1NCOORPERATED W/ POSTS. • WILL EXTEND TO RIGHT SIDE OF ELEVATION. RESPOND TO PUBLIC COMMENTS • N/A • N/A • AGREED TO HAVE 5'-6" SILL HEIGHT ON SIDE WALLS. • AGREE TO HAVE 6' SOLID & 1' LATTICE FENCE. • N/A • WILL BUILD TEMPERARY SOLID FENCE IN BETWEEN & REMOVED WHEN GARAGE IS DONE. • THERE WILL BE NO TURNAROUND, PAVING BEEN REDUCED. • MET W/ BARRY & CHRISTINA OF 1111 BALBOA ON MARCH 26, 2010 & HAVE ALL ISSUES RESULUED. ��a�� 2010 G�IY L�~ 0�•�Jf�L��UY`i5�1�'ll_ p�_�4��'�1�1�,� . � �'r�T C/TY OF BURL/NGAME PLANN/NG COMMISS/ON — Unapproved Minutes February 22, 2010 IX. DESIGN REVIEW STUDY ITEMS 3. 1117 BALBOAAVENUE, ZONED R-1—APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMIT FOR A BASEMENT AND DIRECT EXIT FROM A BASEMENT FOR A NEW, TWO-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE (JING LING LO, APPLICANTAND PROPERTY OWNER; LI SHENG FU, ARCHITECT) STAFF CONTACT: ERICA STROHMEIER Reference staff report dated February 22, 2010, with attachments. Associate Planner Strohmeier briefly presented the project description. There were no questions of staff. Chair Terrones opened the public comment period. Li Sheng Fu, 2920 22`� Avenue, San Francisco, represented the applicant. Commission comments: ■ More design details needed on plans; need to pay close attention to the details. ■ Clarify type of windows on plans (Fu — will be aluminum clad wood windows). ■ Generally don't like to see foam trim; strongly consider using wood trim throughout the house. ■ Clarify all materials and dimensions proposed for all architectural elements, such as vents, window trim, etc. ■ Exterior light fixtures should be larger and proportional to the massing. ■ Massing and articulation works well. ■ Front door design not shown on building elevations; provide details of front door design. ■ Concerned with the porch and bump out at den, it doesn't make the porch useable; bump out at den should be eliminated. ■ On right side elevation, concerned with bump outs for closets; make the window in between the bump outs smaller or consolidate closets and place window on other side. ■ Consider adding another texture to building, now stucco with trim on gable ends; perhaps two different types of stucco textures would help break up the massing. ■ Provide examples for proposed smooth and rough stucco at next meeting. ■ Clarify material for horizontal band, should be wood to match wood trim throughout house. ■ Double doors in den, would like to see it removed (den is already counted as a bedroom) ■ Does every bedroom need a bathroom? (FU — property owner desires it, provides additional privacy for occupants); concerned with how this affects the design, such as the two bump outs for closets, closets could be incorporated within the house if less space was taken for bathrooms, could also provide opportunity for a larger porch. ■ Consider using wood in gable ends, wood at front porch columns and reducing size of columns to achieve stick style design. ■ Concerned with two side elevations regarding massing, consider altering plate heights to eliminate "ring" around house. ■ Concerned with direct access from basement to exterior, need to review exterior access carefully. ■ Concerned with large paved in rear yard and that it would encourage parking in rear yard, cars can be parked in driveway; add more patio and landscaping in this area, would like to see it broken up; landscape plan should be looked at more closely. ■ Clarify on plans if proposed brick paving is permeable. ■ Add large tree in front yard to provide more landscape mass. ■ Work with neighbors on how fencing will be handled throughout the site. ■ Show side access door in garage on floor plan. ■ Garage door design needs more work; should consider choosing a garage door that has windows, would allow natural light into the garage. � C/TY OF BURLINGAME PLANN/NG COMM/SS/ON — Unapproved Minutes February 22, 2010 Trim above garage door needs to be brought down further. Would like to see beam details on sides of porch; columns need to support beam, perhaps increase size of beam. Look closely where base trim starts and stops; shown only on left side elevation, should extend to right side elevation. Public comments: Barry Ongerth, 1111 Balboa Avenue; ■ Have owned house since 1980; subject house has been used as a rental for many years. ■ Don't think details of existing house need to be replicated in new house. ■ Concerned with second floor windows looking directly into bedrooms, would like to see them eliminated, offset or placed towards the front of the house; perhaps use clerestory windows or obscure glass, would still allow for sunlight and privacy. ■ First floorwindows also look directly into house, would like to see fence (6 foot solid plus one foot of lattice) extended to front of house to provide privacy. ■ With basement house has a lot of FAR, concerned with drainage issues with basement, existing basement is very small and is for utilities. ■ When existing garage is demolished, a new fence will need to be installed immediately because we have small pets in yard. ■ There are no turnarounds in Burlingame for detached garages, don't want to see a turnaround in rear yard, there is an existing walnut tree in rear yard which could be affected. ■ Concerned with overall size of project, wished property owners contacted them to discuss proposed project prior to submitting. Additional comments from Applicant (Li Sheng Fu): All side windows have a 5'-0" sill height, will considered raising the sill height more. Will discuss fence with neighbors and improve coordination with neighbors. There were no other comments from the floor and the public hearing was closed. Additional Commission comments: Landscape plans need to clearly show the proposed fencing throughout the site. Applicant needs to communicate with neighbor regarding issues raised. Commissioner Cauchi made a mofion to p/ace the item on the Action Calendar when complete. This motion was seconded by Commissioner Auran. Discussion of motion: Think this is a good candidafe for a design review consulfant; there are a/of of commenfs which need to be addressed, referring fhis project to a design review consultant will expedite process and result in a better project. Chair Terrones called for a voice vote on fhe motion to place this ifem on the Action Calendar when plans have been revised as direcfed. The motion failed on a voice vote 2-3-1 (Commissioners Lindstrom, Ter�ones and Yie dissenting; Commissioner Vistica absent). CITY OF BURL/NGAME PLANN/NG COMM/SS/ON — Unapproved Minufes February 22, 2010 Commissioner Lindstrom made a motion to refer fhe item to a design reviewer. This motion was seconded by Commissioner Yie. Discussion of mofion: Think design review process will be a big help to this project. Chair Terrones called for a voice vote on the motion fo refer fhe project fo a design reviewer. The motion passed on a voice vote 5-0-1 (Commissioner Vistica absent). The Planning Commission's action is advisory and not appealable. This item concluded at 9:02 p.m. `[�l � Received After - 02.22.10 PC Mtg. ' Agenda item #3 - 1117 Balboa Ave. - 2 pgs. CD/PLG-Strohmeier, Erica From: Barry Ongerth [barry@travelodgesfairport.com] Sent: Monday, February 22, 2010 9:59 AM To: CD/PLG-Strohmeier, Erica Cc: christina@travelodgesfairport.com Subject: 1117 Balboa Ave. remodel Hi Erica: Page 1 of 2 COM�1lUNICATION RECEIYE� �'T'ER PREPARATIOIl� OF STAFF REPOR3' Thanks for taking the time to talk to my wife, Christina and I on Friday. Per our conversation, I am sending this email prior to the meeting this evening. I have been the owner of 1111 Balboa Ave since 1980. My wife and I both attended Burlingame High School. We plan on living in our house forever. Burlingame is a small close-knit community which has become one of the most desirable locations on the peninsula. It has attracted people from far and near. Some have come to live while others have come temporarily, rebuilding houses as temporary real estate investments to try to turn the property quickly realizing a profit. Iry Hartsook lived at 1117 Balboa since the 1950's. He was my neighbor for almost 30 years. He passed away in 2008 and his daughter was forced to sell the house in 2009. I have never met the new owners of the property. I have never met the architect who submitted the plans for the remodel. No one has ever approached us to say hello or get our feedback. In fact, the only time we talked to anyone from their group was when a lady was walking through our flowerbed in our front yard measuring some distances. My wife was home at the time and went outside to ask if she could be of any assistance. The lady just said that she did not need any help. There was not a hello, an introduction or even an attempt at an explanation as to what she was doing. Relationships are very important between neighbors. When our neighbors at 1109 Balboa remodeled, they reached out to share their plans with us prior to submission. Here are the following issues that we have with the submitted plans. • The upstairs, forward, southern facing windows are in direct line with our master bedroom windows. Even though they are five feet from the floor they are still low enough to see directly into our master bedroom. We only have two windows in the entire top floor of our north facing wall. It is important to be able to open these windows without staring directly into your neighbor's windows. Here are some possible solutions as their plans call for a large front window facing the street providing ample light and air into the front bedroom. Remove the windows completely. Install elongated windows that are 7 feet from the floor. These offer light and/or air, keeping the integrity of the design yet allowing for maximum privacy. Install obscure glass in these windows. The downstairs, forward, southern facing windows are in direct line with our downstairs bedrooms. One we use as a TV room and the other as an office/work out room. We are in these rooms often. Currently there is not a fence between this portion of our homes. We would suggest that they erect a 6 foot fence with 1 foot lattice fence at the property line to maintain privacy. • We noticed that there are plans for a full basement, including a 1/2 bath and wetbar. Maybe since the owners are not from Burlingame, they may not know that basements flood in the lower streets. With a finished basement and even a sum pump the ground never fully dries. Will the constant dampness invite termites, which may be a danger to our home as well? This property is not zoned for multi-family living. Do they plan on eventually building a kitchen in the basement and turning it into multi-family dwelling? 2/22/2010 .` Received After - 02.22.10 PC Mtg. Page 2 of 2 Agenda Item #3 - 1117 Balboa Ave. - 2 pgs. • The plans call for the demolition of the garage and the rebuilding of it. In this part of Burlingame, often the neighbor's garage serves as the fence in that portion of the backyard. That is the case here. There will need to be a fence erected here the same day as the demolition of the garage occurs. There cannot be an opening into our backyard during there construction process. This has to be a professional fence as we have a nicely landscaped backyard and entertain often there. We also have pets which we do not want wandering from our yard. My wife and I recognize the continual change of the neighborhoods in Burlingame. We just hope that it occurs with taste and with neighbors working together. Barry Ongerth Owner San Francisco Airport South Travelodge c 650/255-6568 barry@travelodgesfairport.com www.travelodgesfairport.com C��3URUNGAME AP�:NING DEPT. � �. � �_; :�� I C�I TION RECEIVI:Ii AF�1 �ER PREPARA "lION OF STAFF REPURT 2/22/2010 ��i.��i� : c,\ ^ �:; ;_� �. COMMUNffY DEVELOPMENT DEPARTMENT • 501 PR�MRosE ROAn • BURUNGAME� CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.buriingame.org �►PPLICATIDN TO THIE PLANNING COf�fUiISSlON Type of application: � Design Review ❑ Variance ❑ Parcel #: � 2� -" �� 2— Q�� L� Conditional Use Permit �l Special Permif ❑ Other. PROJECT ADDRESS: I� � �. f—� � 8 Please indicate the contact person for this project APPL{CANT project contact person ❑ OK to send electronic copies of documents ❑ Name: `�l NG (—� NE+ L.c1 W Address: zlv" Z2� � City/State/Zip: s • �.! � Phone: �� ` d� � � �GS Fax: E-mail: ARCHITECT/DESIGNER project contact person O OK to send electronic copies of documents [] PROPERTY OWNER project contact person ❑ OK to send electronic copies of documents � Name: �1/�!C? I.-lNE-� L�Zc1 Address: � �� " " `� ' City/State/Zip: s • �� re� Phone: ��` b��f> �"G � �� ' 'i . � /. .I %� / Name: �'' ��%�� Address: �� riN�� R�� City/State/Zip: Phone: Fax: E-mail: c�A 9�s3 � �� o) �6��6 — �z�% v� c3�o) 676 —3312 f.��o� 6��6 — 8"� � . C'� i'� * Burlingame Business`ticense #: Z �2�2' PROJECT DESCRIPTION: i�It'W 2.— STDI'2'`r �liUC.�. C"� �N11L� �D�(.S� � r �� ' AFFADAVIT/SIGNATURE: I hereby certify under penalty of peryury fhat the information given herein is true and correct to ihe best of my knowledge and belief /� Q �C Applicant's signature: Date: �� / D / � I am aware of the proposed pp{ication and hereby authorize the above applicant ta submit this appiication to the Planning Commission. ' ` �y j�` Property owner's signafur • Date: � Z( ��D / / Date submitted: t Z�/ �k 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 ahove with an X to indicate the contact person for this project S:Wandouts�PC Application 2o06-B.handout �2.S��n �evie(.v a�d Spt�i�a� ��vv��i' -br' l�ct$ev►'��n.-(" I w i-� � GL C �� 'n q � r\��-� � e�. � -�-� a� %�-O �� a., c� c) � r ec .t" �� / bc� SP J11�-,.t _ �x� -i- � � °� �" -�' r � � -i�� o v . U s�� C,� -�. �,, ,`1,� c�.� J��•,r �� -f�� l� � � a � 0 � � City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 • wwnv.burlinpame.orq � ciTr �i�'�� ; ;.,� � �. �• �9now�• ��'�t._ '�.1 )EC ? ? 2009 �T CITY OF BURLINGAME SPECIAL PERMIT APPLICATION � CffY OF BURLINGAf.1� pI.AfJNING D�PT. 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. 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, scale and dominantstrucfural characterisfics ofthe new construciion or addifion are consistent with fhe existing structure's design and with the existing street and neighborhood. �`� ' � d-�e �r 1��-e.. �rba�2 2�1-2 � d�i. �r,�-� � ZZec�� w� S�,fi' 4s-� �3Q�e M�^ I-�-�u.�2- .�'vG��P 7'►� . GU i� • l�'` . � � ��J� � (! ��e 4�� S ca-�- �'�^ � �'iG��-b' a�-e- �g �-�� , �i d "!� p.� � w�'�e (Ej %cs�ia.� � ��`'G��,G��i� � �u.�i-��• Cl 2. Explain how the variety ofroofline, facade, exteriorfinish materials and elevations of the proposed new structure or addition are consistent with the existing structure, streef and neighborhood / ft,Q .�K.e- �e �L'�"6Ld'G�de- � �-� G��`'�'`� Yv�O � ST. �Cc�Y �� 'Q.{- �y�. �,;�,�, � p- � �" ��,t,p,c�- Z�D ��v0�-- ��ec., � � � ��, � . �u��- � � --�.uc�-' � . � .s�rf�yr,�,o�'t- c%��-a� Yi��c� . , � , � . w� � u�� u�, c.ro�� s� L�.�� c� � S . 3. How will the proposed project be consistent with the residential design guidelines adopted by the city (C.S. 25.57)? , �`� � �� .�-i�-v-. C� �f cf,�e CS S' zS-s7� 4. Explain how the removal of any frees located within the footprint of any new structure or addition is necessary and is consistent with the city's reforestation requirements. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. fllo -fi�.�-�s ��-Q � • 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 1. Explain why the blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the . existing sfructure's design and with the existing streef 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 fo the mass, scale and characteristics of neighboring properties. Think about mass and bulk, landscaping, sunlight/shade, 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 fhe variety of roof line, facade, exterior finish materials and elevations of fhe proposed newstrucfure oraddition are consistenf 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 projecf 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 adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. 4. Explain how the removal of any trees located within the footprinf of any new structure or addition is necessary and is consistent with the city's reforestation requirements. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. Will any trees be removed as a result of this proposal? 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DE-�-=i� :5;,. : 's L1��( �r2i �� l��-� � Project Comments Date: To: From: December 23, 2009 d City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 O Recycling Specialist (650) 558-7273 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, finro-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 Staff Review: December 28, 2009 1. See attached. 2. The proposed basement may require drainage to be connected to the nearest storm drain catch basin. Contact Doug Bell at (650) 558-7230 for more information for basement drainage requirements. 3. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. Reviewed by: V V Date: 01/11/2010 PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION PLANNING REVIEW COMMENTS %1'i�^� '�-Yc+%1�' Project Name: �'n*�E� �u.i�( 0►+�a� Project Address: �f/ �- � The following requirements apply to the project 1 ✓ A property boundary survey shall be preformed by a licensed land . surveyor. The survey shall show all property lines, property corners, easements, topographical features and utilities. (Required prior to the building permit issuance.) �`�Y� N��s �o � �i'S�'�'�' � ��'"�O �`( -jl�}� i.rcFa��"►� F�rr��i�fc�/ ,.A�v �v�rw2. wua nn.s,:� 2 � The site and roof drainage shall be shown on plans and should be made to �� .t,o �L� drain towazds the Frontage Street. (Required prior to the building permit ��1. issuance.) M-it�� . 3. The applicant shall submit project grading and drainage plans for approval prior to the issuance of a Building permit. 4 The project site is in a flood zone, the project shall comply with the City's flood zone requirements. 5 � A�Sanitary sewer lateral �t is required for the project in accordance with t�e City's standards. ) 6. The project plans shall show the required Bayfront Bike/Pedestrian trail and necessary public access improvements as required by San Francisco Bay Conservation and Development Commission. 7. Sanitary sewer analysis is required for the project. The sewer analysis shall identify the project's impact to the City's sewer system and any sewer pump stations and identify mitigation measures. 8 Submit traffic trip generation analysis for the project. 9. Submit a traffic impact study for the project. The traffic study should identify the project generated impacts and recommend mitigation measures to be adopted by the project to be approved by the City Engineer. 10. The project shall file a parcel map with the Public Works Engineering Division. The parcel map sha11 show all existing property lines, easements, monuments, and new property and lot lines proposed by the map. Page 1 of 3 U:\private development�PLANNING REVIEW COMI��NTS.doc PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION 11. A latest preliminary title report of the subject parcel of land shall be submitted to the Public Works Engineering Division with the parcel map for reviews. 12 Map closure/lot closure calculations shall be submitted with the parcel map. 13 The project shall submit a condominium map to the Engineering Divisions in accordance with the requirements of the Subdivision Map Act. 14 V The project shall, at its own cost, design and construct frontage public improvements including curb, gutter, sidewalk and other necessary appurtenant work. 15 The project shall, at its own cost, design and construct frontage streetscape improvements including sidewalk, curb, gutters, parking meters and poles, trees, and streetlights in accordance with streetscape master plan. 16 By the preliminary review of plans, it appears that the project may cause adverse impacts during construction to vehicular traffic, pedestrian trafFc and public on street parking. The project shall identify these impacts and provide mitigation measure acceptable to the City. 17 The project shall submit hydrologic calculations from a registered civil engineer for the proposed creek enclosure. The hydraulic calculations must show that the proposed creek enclosure doesn't cause any adverse impact to both upstream and downstream properties. The hydrologic calculations shall accompany a site map showing the area of the 100-yeaz flood and existing improvements with proposed improvements. 18 Any work within the drainage area, creek, or creek banks requires a State Department of Fish and Game Permit and Army Corps of Engineers Pernuts. 19 No construction debris shall be allowed into the creek. 20 � The project shall comply with the City's NPDES permit requirement to prevent storm water pollution. 21 The project does not show the dimensions of existing driveways, re- submit plans with driveway dimensions. Also clarify if the project is proposing to widen the driveway. Any widening of the driveway is subject to City Engineer's approval. 22 The plans do not indicate the slope of the driveway, re-submit plans showing the driveway profile with elevations Page 2 of 3 U:\private development�PLANNING REVIEW CONIIv1ENTS.doc PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION 23 The back of the driveway/sidewalk approach shall be at least 12" above the flow line of the frontage curb in the street to prevent overflow of storm water from the street into private property. 24. For the takeout service, a garbage receptacle shall be placed in front. The sidewalk fronting the store shall be kept clean 20' from each side of the property. 25. For commercial projects a designated garbage bin space and cleaning area shall be located inside the building. A drain connecting the garbage area to the Sanitary Sewer System is required. Page 3 of 3 U:\private development�PLANNING REVIEW COT�IlvIENTS.doc ��,,....., », ��,, .w,�.. , ,.. , ,...,M , .,,,. ,M ,: , Project Comments Date: February 10, 2010 To: ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From: Planning Staff ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Ave, zoned R-1, APN: 026-162-090 Staff Review: No further comments. This project must comply with the Conditions of Approval as stated on the review dated 12/23/09. Reviewe Date: � �� j�,o�o F . »„„» ...�.. », � ,..,u .... .. . ......... . . � , ... .... . � .. � � .,. .< ....�..:...- .,.»».....,... .,...,.... Project Comments Date: To: From: December 23, 2009 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7273 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 Staff Review: December 28, 2009 �/�On the plans specify that this project will comply with the 2007 California Building Codes (CBC). � Per the City of Burlingame's adopted Resolution, applications received after January 1, 2009 must complete a GreenPoint Rated Checklist". The GreenPoint Rated Checklist, and other information regarding the City's Green Building requirements, can be found on the City website at the following URL: http://www.burlingame.org/Index.aspx?paqe=1219 or Contact Joe McCluskey at 650-558-7273. 3) Anyone who is doing business in the City must have a current City of Burlingame business license. 4) Provide fully dimensioned plans. 5) Provide existing and proposed elevations. 6) Specify on the plans that all work shall be conducted within the limits of the City's Noise Ordinance. 7) When you submit your plans to the Building Division for plan review provide a completed Supplemental Demolition Permit Application. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 8) Comply with the 2008 California Energy Efficiency Standards. Note: All projects for which a building permit application is received on or after January 1, 2010 must comply with the 2008 California Energy Efficiency Standards. Go to http:l/www.energy.ca.qov/title24/2008standards/ �for publications and details. Indicate on the plans that the "Flat Tile" roof will comply with Cool Roof requirements of the 2008 California Energy Code. 2008 CEC §151 (f) 12. The 2008 Residential and Non-Residential Compliance Manuals are available on line at http://www.energy.ca.gov/title24/2008standards/ 10) Show the distances from all exterior walls to property lines or to assumed property lines 11) Show the dimensions to adjacent structures. 12 Obtain a survey of the property lines. On the plans specify that the roof eaves will not project within two feet of the property line. �Y�Indicate on the plans that exterior bearing walls less than five feet from the property line will be built of one-hour fire-rated construction. (Table 602) 1�ooms that can be used for sleeping purposes must have at least one window or door that complies with the egress requirements. Specify the size and location of all required egress windows on the elevation drawings. Note: The areas labeled "Den and "Playroom"" are rooms �at can be used for sleeping purposes and, as such, must comply with this requirement. � dicate on the plans that, at the time of Building Permit application, plans and engineering will be submitted for shoring as required by 2007 CBC, Chapter 31 regarding the protection of adjacent property and as required by OSHA. On the plans, indicate that the following will be addressed: a. The walls of the proposed basement shall be properly shored, prior to construction activity. This excavation may need temporary shoring. A competent contractor shall be consulted for recommendations and design of shoring scheme for the excavation. The recommended design type of shoring shall be approved by the engineer of record or soils engineer prior to usage. b. All appropriate guidelines of OSHA shall be incorporated into the shoring design by the contractor. Where space pernuts, temporary construction slopes may be utilized in lieu of shoring. Maximum allowable vertical cut for the subject project will be five (5) feet. Beyond that horizontal benches of 5 feet wide will be required. Temporary shores shall not exceed 1 to 1(horizontal to vertical). In some areas due to high moisture content / water table, flatter slopes will be required which will be recommended by the soils engineer in the field. c. If shoring is required, specify on the plans who's sole responsibility it is to design and provide adequate shoring, bracing, formwork, etc. as required for the protection of life and property during construction of the building. d. Shoring and bracing shall remain in place until floors, roof, and wall sheathing have been entirely constructed. e. Shoring plans shall be wet-stamped and signed by the engineer-of-record and submitted to the city for review prior to construction. If applicable, include surcharge loads from adjacent structures that are within the zone of influence (45 degree wedge up the slope from the base of the retaining wall) and / or driveway surcharge loads. 17 Indicate on the plans that an OSHA permit will be obtained for the shoring* at the excavation in the basement per CAL / OSHA requirements. See the Cal / OSHA handbook at: http://www.ca- osha.com/pdfpubs/osha userquide.pdf " Construction Safetv Orders : Chapter 4, Subchapter 4, Article 6, Section 1541.1. `fi�dicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. 19) Provide one emergency escape and egress from each sleepinq room in the basement area. Sec. 1026.1. On the plans provide details for the window well as required by Sec. 1026.5 and for the required ladder access from this area as described in Sec. 1026.5.2. Provide complete details for a guardrail around this opening at grade level. 20) Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable lot coverage. Consult the Planning Department for details if your project entails landings more than 30" in height. 21) Provide handrails at all stairs where there are four or more risers. 22) Provide lighting at all exterior landings. NOTE: A written response to the items noted here and plans that specifically address items 1, 2, 9, 13, 14, 15, 16, 17, and 18 must be re-submitted before this project can move forward for Planning Commission action. —____..._._.......--._ __.. Reviewed b . Date: ( oZ �,� /�_ Project Comments Date: February 10, 2010 To: � City Engineer (650) 558-7230 0 Chief Building Official (650) 558-7260 0 City Arborist (650) 558-7254 From: Planning Staff � Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Ave, zoned R-1, APN: 026-162-090 Staff Review: / � - .L. �Ylv� �.S'C' G�� l C�vy �?�� `�Gx,C,u�,c�� v� a- G�.c�T�`.�-� 4� � it,.e.�(.� L��.f�!'�c� �a.��r�Z�,yk,.. U - �'� �p�� ;�� :�� _� d� �l t1-� fY1 d u�cv� 4-Z . .— a G�C'�� Z� �/C��z�c�� rJ'� . � C'�� ' Gr.c� �x-� �v G��c�-t� ��v'� �Zo-�c� � Reviewed by: �, Date: ,t,��« �Iv Project Comments Date: To: From: December 23, 2009 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 X City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7273 � Fire Marshal (650) 558-7600 0 NPDES Coordinator (650) 342-3727 0 City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 Staff Review: December 28, 2009 ❑ Require one 24"box tree in planter strip within City R.O.W. Appropriate tree list may be obtained from Parks Division at 650-558-7330 ❑ Planting strip may be subject to "Planter Strip Policy" determined by Public Works. ❑ Landscape plan shows at least addition of two landscape trees. Provide list of new plants / trees and sizes. Reviewed by: Bob Disco Date: 1-4-10 Project Comments Date: To: From: December 23, 2009 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 0 Recycling Specialist (650) 558-7273 �Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 Staff Review: December 28, 2009 Provide a residential fire sprinkler throughout the residence. 1. Provide a minimum 1 inch water meter. 2. Provide backflow prevention device/double check valve assembly — Schematic of water lateral line after meter shall be shown on Building Plans prior to approval indicating location of the device after the split between domestic and fire protection lines. 3. Drawings submitted to Building Department for review and approval shall clearly indicate Fire Sprinklers shall be installed and shop drawings shall be approved by the Fire Department prior to installation. Reviewed by: ��`.�� Date: �/�_,� Project Comments Date: To: From: December 23, 2009 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7273 � Fire Marshal (650) 558-7600 X NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 Staff Review: December 28, 2009 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 during construction. Thank you for including a list of construction stormwater pollution prevention best management practices (BMPs), as project notes, with your submitted plans for a building permit. For additional assistance, contact Kiley Kinnon, Stormwater Coordinator, at (650) 342-3727. ;- Date: �� ,Z,�' D� Reviewed by: � RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW AND SPECIAL PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for Desiqn Review and Special Permit for a basement with a ceiling height qreater than 6'-6" for a new, two-story sinqle familv dwellinq and detached qaraqe at 1117 Balboa Avenue, zoned R-1, WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Mav 24, 2010, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Article 19, Section 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single-family residences maybe constructed or converted under this exemption. 2. Said Design Review and Special Permit are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review and Special Permit are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairman I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 24t'' dav of Mav, 2010 by the following vote: Secretary EXHIBIT "A" Conditions of approval for Categorical Exemption, Design Review and Special Permit. 1117 Balboa Avenue Effective June 3, 2010 that the project shall be built as shown on the plans submitted to the Planning Division date stamped May 12, 2010, sheets A-1 through A-7, Landscape Plan and property survey; 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 basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that the conditions of the Chief Building Official's February 10, 2010, and December 23, 2009 memos, the City Engineer's January 11, 2010 memo, the Fire Marshal's January 4, 2010 memo, the City Arborist's January 4, 2010 and February 11, 2010 memos, and the NPDES Coordinator's December 28, 2009 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; 6. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 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 during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff; EXHIBIT "A" Conditions of approval for Categorical Exemption, Design Review and Special Permit. 1117 Balboa Avenue Effective June 3, 2010 11. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2007 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: 12. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 13. 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; 14. 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 15. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. . CITY OF BURLINGAME - , . � COMMUNIN DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD �� ' BURLINGAME, CA 94010 � � ��l� � "�P' ' PH: (650) 558-7250 o FAX: (650) 6 ' . � � www.burlingame.org `�;� �,�,' � � � +.{�. � .� �� Site: 1117 BALBOA AVENUE The City of Burlingame Planning (ommission announces the following pu6lic hearing on MONDAY, MAY 24, 2010 at 7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road, Burlingame, CA: Application for Design Review and Special Permit for a hasement and for a new, two-story single family dwelling and detached garage nt 1117 BALBOA AVENUE zoned R-l. APN 026-162-096 Mailed: May 14, 2010 (Please refer fo other side) l� A copy of the applicati the meeting at the Coi Road, Burlingame;:Ca 016H�5504325 � ��J .�� P:1ai!Qd Fr�m �40iU US POSTAG� PIJ�LiC HEARfN(9 ��f�� :; If you challenge the'sub�ect application(s),in' court; you, rr raising only those issues you or someone else raised at described in the -notice 'or,:in written. correspondence_ deli� prior to the public heanng. „,,, � ` T Property owners wlio receive this notice are''responsible; tenants about this n`otice ��: , ` °` � � � :# For additional information; please?cal(;(650)`558-7250 TI . �., � , _, . ,� � � . . , _ ._ _ _ , : . ,.,. ,:.r ,.- � � ; � �� reviewed prior to :501 Primrose y be limited to e public hearing, r,ed::to the city at or their William Meeker Community Development Direcfor . ._ _. ...., _ ::' -:�l1�LICj ��A�1�� OTIC� (Please refer to other side) City of Burlingame Design Review and Special Permits Address: 1117 Balboa Avenue Item No. Regular Action Meeting Date: April 26, 2010 Request: Application for Design Review and Special Permits for a basement with a ceiling height greater than 6'-6" and direct exit from a basement, for a new, two-story single family dwelling and detached garage. Architect: Li Sheng Fu APN: 026-162-090 Applicant and Property Owner: Jing Ling Low Lot Area: 6,000 SF General Plan: Low Density Residential Zoning: R-1 Environmental Review Status: The, project is Categorically Exempt from review pursuant to the Califomia Environmental Quality Act (CEQA), per Section 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single-family residences maybe constructed or converted under this exemption. April 12, 2010 RegularAction Meeting: Atthe Planning Commission RegularAction meeting on April 12, 2010, the Commission expressed concern with the lack of details on the plans, the proposed railing material, materials at the front porch and the garage door (April 12, 2010 Planning Commission Minutes). The Commission voted to continue the item to the Regular Action Calendar when the plans have been revised as directed. The applicant submitted revised plans to the Planning Division on April 14, 2010 and a response letter on April 15, 2010 to address the Commissions concerns. Please refer to the copy of the April 12, 2010, Planning Commission minutes included in the staff report for the list of Planning Commission concerns. Project Description: The applicant is proposing to demolish an existing single-story house and detached garage to build a new, two-story single family dwelling with a basement and detached two-car garage. The proposed house and detached garage will have a total floor area of 3,356 SF (0.56 FAR) where 3,420 SF (0.57 FAR) is the maximum allowed (project is 64 SF below the maximum allowed FAR). The entire basement area (583 SF) is exempt from the FAR calculation (up to 700 SF inay be exempt from FAR). The project includes a detached two-car garage (20' x 20' clear interior dimensions) which provides two covered parking spaces for the proposed five-bedroom house. There is one uncovered parking space (9' x 20') provided in the driveway. All other Zoning Code requirements have been met. The applicant is requesting the following: � Design Review for a new, two-story single family dwelling and detached garage (CS 25.57.010); ■ Special Permit for a basement with an interior ceiling height greater than 6'-6" (8'-0" proposed) (CS 25.28.035, fl; and ■ Special Permit for a direct exit from a basement to the exterior of the structure that is anything other than a light or window well (CS 25.28.035, g). * This space intentionally left blank * Design Review and Special Permits 1197 Balboa Avenue 1117 Ba/boa Avenue Lot Area: 6,000 SF Plans date stam ed: A ril 14, 2010 PROPOSED � ALLOWED/REQUIRED SETBACKS � � Front (9st flr): 20'-0" (to porch) � 20'-0" (block average) (2nd flr): 25'-0" 20'-0" (block average) Side (left): 11'-11" 4'-0" (right): 4'-6" (to bay) 4'-0" � Rear (1si flr): 45'-11" ` 15'-0" (2nd flr): 45'-11" � 20'-0" Lot Coverage: 2,147.2 SF 2,400 SF 36% 40% FAR: 3,352.7 SF 3,420 SF 0.56 FAR 0.57 FAR # of bedrooms: 5 --- Parking: 2 covered � 2 covered (20' x 20') (20' x 20') 1 uncovered 1 uncovered (9' x 20') (9' x 20') Basement: new basement with 8' ceiling height 2 CS 25.28.035, f ` Height: 29'-8" 30'-0" DH Envelope: complies CS 25.28.075 ' (0.32 x 6,000 SF) + 1100 SF + 400 SF = 3,420 SF (0.57 FAR) Z Special Permit for a basement with an interior ceiling height greater than 6'-6" (8'-0" proposed). Staff Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineer, City Arborist and NPDES Coordinator. February 22, 2010, Design Review Study Meeting: At the Planning Commission Design Review Study meeting on February 22, 2010, the Commission expressed concern with the lack of details on the plans, the closet bump outs along the right elevation, the massing at the side elevations, the configuration of the front porch and communication with the next door neighbors (February 22, 2010 Planning Commission Minutes). The Commission voted to refer the project to a design review consultant with direction. The applicant submitted revised plans to the Planning Division on April 1, 2010, after meeting with the design review consultant, to address the Commissions concerns. Please refer to the copy of the February 22, 2010 Planning Commission minutes included in the staff report for the list of Planning Commission concerns. Analysis and Recommendation by Design Reviewer (date stamped March 29, 2010): The design reviewer met one time with the architect and property owner to discuss ihe Planning Commission's concems with the project and he also reviewed one set of revised plans. In a letter date stamped March 29, 2010, the reviewer notes that there are a variety of house styles in the neighborhood and that the proposed architectural style will fit in with the neighborhood reasonably well. � Design Review and Special Permifs 1117 Balboa Avenue The reviewer comments that the proposed detached garage is typical and will be compatible with the parking patterns in the neighborhood. He also notes that the revisions made to the initial proposal have improved the architectural style of the project and that the mass and bulk have been improved with better proportions and massing. Lastly, he states that the proposed house will interface reasonably well with its neighbors. In summary, the design reviewer states that the applicant has responded to most of the items listed by the Planning Commission, that the massing and details have been improved and that with the changes that were made, he supports the project. 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 sryle with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Findings for a 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 for the removal that is proposed is appropriate. 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 resolutian 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: 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped April 14, 2010, sheets A-1 through A-7, Landscape Plan and property survey; 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 Commissio� rcvicw (FYI or amendm�nt to bz determined by Planning staff); 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which wouid include adding or enlarging a dormer(s), shall require an amendment to this permit; 3 Design Review and Special Permits 1117 Balboa Avenue 4. that the conditions of the Chief Building Official's February 10, 2010, and December 23, 2009 memos, the City Engineer's January 11, 2010 memo, the Fire Marshal's January 4, 2010 memo, the City Arborist's January4, 2010 and February 11, 2010 memos, and the NPDES Coordinator's December28, 2009 memo shall be met; 5. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to complywith all the regulations of the Bay Area Air Quality Management District; 6. 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; 7, 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; 8. 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; 9. that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff; 10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2007 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 foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 12. that prior to scheduling the framing inspection the project architect or rzsidential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. 4 Design Review and Special Permits Erica Strohmeier Associate Planner c. Li Sheng Fu, architect, 180 Martingale Drive, Fremont, CA 94539. Attachments: ApplicanYs Response to Commission's comments, date stamped April 15, 2010 Minutes from April 12, 2010, Design Review Study Meeting Design Reviewer's Recommendation, date stamped March 29, 2010 Applicant's Response to Commission's comments, date stamped March 23, 2010 Minutes from February 22, 2010, Design Review Study Meeting Letter from Neighbors at 1111 Balboa Avenue, date stamped February 22, 2010 Application to the Planning Commission Special Permit Application Photographs of neighborhood Staff Comments Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed April 16, 2010 Aerial Photo 1917 Balboa Avenue 5 �1� �L1�1 LUNG HWA ASSOCIATES, ARCHITECTS 180 MARTINGALE DRIVE TEL. (510) 656-8287 FREMONT, CA 94539 FAX (510) 656-8980 lishen�ful cr,�mail.com Cell (510) 676-3312 RESPOND TO COMMENTS FROM PLANNING COMMISSION CITY OF BURLINGAME COMMENTS @ PUBLIC HEARIlVG NEW TWO STORY SINGLE FAMILY HOUSE & DETACHED GARAGE @ 1117 BALBOA AVENUE 04/12/10 PLANNING COMMISSION PUBLIC HEARING 4/14/10 RESPOND TO PLANNING COMMISSION COn�IlVIENTS: • FRONT PORCH & STAIR FLOORING MATERIAL WII.,L BE SLATE. SEE A-3, A-4 & L-1. � THE WINDOW TYPE WILL BE ANDERSON CLAD FRAME DOUBLE GLAZINC� TRUE DNIDED-LIGHT WINDOWS. SEE A-5 ON EXTERIOR MATERIAL NOTES. • PERVIOUS MATERIAL IS INTERLOCK BRICK PAVII�C� W/ SAND IN BETWEEN & 2" SAND LJNDER, PLEASE SEE ADDED SECTION DETAII. @ 2/L-1. • THE SECOND FLOOR WIl�IDOW ON THE LEFT SIDE OF FRONT FACADE HAS BEEN MOVED TOWARD RIGHT SIDE. ALSO THE WINDOW SIZE HAS BEEN P�EDUCED. • ALL RAII,ING HAS BEEN CHANGED TO WOOD RAILINC� SHOWN ON A-5 ELEVATIONS & DETAIL 4/A-7. � �w= !"�` � �gy � � � �� 5 6� �m+ ••� ` �,Pr� � � 201Q CITY OF BURLIP1GF.h�� [��,huNINC DC!' I. • PORCH FLOOR WILL BE "SLATE", SEE A-3, A-4 & L-1. • LOWER PORTION OF COLUMN HAS BEEN CHANGED TO WOOD, SEE DETAIIJ 9/A-7. • ADD SLATE VENEER ACROSS THE BUTTOM OF THE PORCH. PLEASE SEE A-5, THE FRONT ELEVATION @ THE BASE OF PORCH. � THE COLUMN HAS BEEN CHANGED TO WOOD FOR THE FULL HEIGHT. • THE GABLE IS STUCCO W/ WOOD PANELS, PLEASE SEE REVISED DETAIL @ 3/A-7. • ADD 12" PLANTER ALONG THE RAILING CURB, SHOWN ON A-3 & 3/L-1. • THIS PROJECT WII,L INSTALL GARAGE DOOR FROM MANUFACTUROR "PRECISION" AS SHOWN ON THE PLAN. • CHANGE THE GARAGE DOOR STYLE, MAKE IT LOOKS LIKE TWO DOORS. SHOWN ON A-6. � E1 `!"� �`�c I�t��'` �`��—.� �, E b � AP2 � � 2DIC cirr c= e�.;�,� ir;�,�,,rv�� P:�FJNi��G v�P �. CITY OF BURLINGAME PLANNING COMMISSION — Unapproved Minutes April 12, 2010 4. 1117 BALBOA AVENUE, ZONED R-1— APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMIT FOR A BASEMENT AND DIRECT EXIT FROM A BASEMENT FOR A NEW, TWO-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE (JING LING LO, APPLICANTAND PROPERTY OWNER; LI SHENG FU ARCHITECT) STAFF CONTACT: ERICA STROHMEIER Reference staff report dated April 12, 2010, with attachments. Associate Planner Strohmeier presented the report, reviewed criteria and staff comments. Fourteen (14) conditions were suggested for consideration. Chair Terrones opened the public hearing. Li Sheng Fu, 2920 22"d Avenue, San Francisco; represented the applicant: ■ Contacted the next door neighbors and resolved the fence matter; will construct a temporary fence next to the future location of the garage. ■ Have raised the sill height of the windows along the left side elevation in bedroom #2 to 5-feet, 6- inches, due to neighbor concems with privacy. ■ Eliminated one bathroom. ■ Worked with the Design Reviewer to provide more details, made changes as suggested. ■ Will use Andersen windows and wood trim on the windows. ■ Added details to the front door. ■ Expanded the size of the front porch. ■ Summarized other details that were revised in response to design reviewers input. Commission comments: ■ What are the front porch stair and flooring materials? (Fu — will be concrete. May be surFaced with tile. Will provide details on the plans.) ■ The windows aren't well defined; are they simulated or true divided-light windows? (Fu — will provide this design detail.) ■ What "pervious" materials will be installed within the rear yard; provide this detail on the plans; indicate if sand set. (Fu — will be sand set pavers.) ■ The second floor window on the left side of the front fa�ade appears too close to the edge; consider making the window a bit smaller. (Fu — will reduce window size somewhat.) ■ Feels that a wood railing may be more appropriate than a wrought-iron railing, given the architectural style of the home. (Fu — can change it to a wood design.) ■ Specify the type of surfacing to be placed on the porch floor. (Fu — will be tiled.) ■ Is the lower portion of the columns wood or stucco? (Fu — stucco.) ■ Consider bringing something across the bottom of the porch to make it stand out, like a stone material. ■ Perhaps the columns could be wood for the full height; the amount of stucco "washes ouY' the design. ■ Regarding finishes at the gable ends; detail on sheet A7 was changed to indicate "plywood". (Fu — will be stucco with wood panels.) ■ The paving and the stairwell at the rear of the building leading to the basement is open, harsh and has lot of hardscape. Has the appearance of an apartment building; consider adding a tree (perhaps in a tree well or a planter strip) to shade the stairwell and soften the appearance of this area. (Fu — ok. Strohmeier — will need to be certain that adequate back up area is still provided from garage.) 7 C/TY OF BURL/NGAME PLANN/NG COMMISS/ON — Unapproved Minuies April 92, 2010 The garage doors look nice; clarified that they will be wood with windows at the top. Important that the windows be clearly noted on the plans for the garage doors. The design of the garage doors is critical; they must be installed as shown on plans. The garage door looks too large; could specify a garage door style that looks more like two separate doors. The project has come a long way since the original proposal; but there is still a lack of detail on the plans. Public comments: Katie O'Brien, 2204 Poppy Drive spoke: Thought that a direct exit from the basement, rather than a ladder, could lead to an illegal apartment in the basement. � There were no further comments and the public hearing was closed. Additional Commission comments: Applicant appears amenable to making the suggested changes. Suggested continuing the item. Commissioner Cauchi moved fo continue fhe application to the Regular Action Calendar unfil all of the remaining ifems have been addressed on the plans. The motion was seconded by Commissioner Gaul. Discussion of motion: None Chair Terrones called for a vote on fhe motion fo continue this item fo the Regular Acfion Calendar when the plans have been revised as directed. The motion passedon a voice vote 6-0-1(CommissionerVistica absent). The Planning Commission's action is advisory and not appealable. This item concluded at 7:48 p.m. Chair Terrones indicafed that he would recuse himself from participating in the discussion wifh respect to Agenda Item 5(9333 Howard Avenue), since he has a business relationship with fhe property owner. 0 Design Review Memo City of Burlingame Date: March 26, 2010 Planning Commission City of Burlingame 501 Primrose Road, Burlingame, CA 94010 Re: 1117 Balboa Ave.. Architect: Li Sheng Fu Planner: Erica Strohmeier �� MAR � � Z010 CITY OF BURLINGAME PLANNING DEPT. I have received and reviewed the revised plans for 1117 Balboa Ave. I have visited the site and surrounding area. I reviewed the original submission to the Planning Commission, and the Planning Commission's comments as presented in the meeting minutes. I also met with the Planner, owner, and architect about the project. The Planning Commission comments from the original meeting are as follows: • More design details needed on plans; need to pay close attention to the detail. • Clarify type of windows on plans (Fu — will be aluminum clad wood windows). • Generally don't like to see foam trim; strongly consider using wood trim throughout the house. • Clarify all materials and dimensions proposed for all architectural elements, such as vents, window trim, etc. • Exterior light fixtures should be larger and proportional to the massing. • Massing and articulation works well. • Front door design not shown on building elevations; provide details of front door design. • Concerned with the porch and bump out at den, it doesn't make the porch useable; bump out at den should be eliminated. • On right side elevation, concerned with bump outs for closets; make the window in befinreen the bump outs smaller or consolidate closets and place window on other side. • Consider adding another material to building, now stucco with trim on gable ends; perhaps two different types of stucco textures would help break up the massing. • Provide examples for proposed smooth and rough stucco at next meeting. • Clarify material for horizontal band, should be wood to match wood trim throughout house. • Double doors in den, would like to see it removed (den is already counted as a bedroom) • Does every bedroom need a bathroom? (FU — property owner desires it, provides additional privacy for occupants); concerned with how this affects the design, such as the two bump outs for closets, closets could be incorporated within the house if less space was taken for bathrooms, couid also provide opportunity for a larger porch. • Consider using wood in gable ends, wood at front porch columns and reducing size of columns to achieve stick style design. � Concerned with two side elevations regarding massing, consider altering plate heights to eliminate °ring" around house. • Concerned with direct access from basement to exterior, need to review exterior access carefully. • Concerned with large paved in rear yard and that it would encourage parking in rear yard, cars can be parked in driveway; add more patio and landscaping in this area, would like to see it broken up; landscape plan should be looked at more closely. • Clarify on plans if proposed brick paving is permeable. • Add large tree in front yard to provide more landscape mass. • Work with neighbors on how fencing will be handled throughout the site. • Show side access door in garage on floor plan. • Garage door design needs more work; should consider choosing a garage door that has windows, would allow natural light into the garage. Revisions to original design: General: The architect has responded item by item to the Planning Commission's comments. Following is a summary of some of the items. • Front elevation: Wood trim has replaced the foam trim (typical); the front porch has been widened; the porch columns have been revised; the front door detail has been added. • Left elevation: The front porch and columns have been revised. • Rear elevation: No major changes • Right elevation: The small "pop-outs" have been removed; The porch and columns have been revised; dormers have been added to the upper level to break up the wall. o First Floor Plan: One of the bathrooms has been removed; the little pop-out closets have been removed; The porch is more usable and the little bay is gone; ��.� ��AR 2 � 2010 2 CtTY OF 2URLINGAME PLAN�IING DEPT. • Second Fioor Plan: New dormers have been added; The porch roof is refined. • Misc: The garage has been re-designed; The site paving has been reduced. DESIGN GUIDELINES: 1. Compatibility of the Architectural Style with that of the Existing Neighborhood: • There are a variety of house styles in the neighborhood, and the proposed architectural style will fit in with the neighborhood reasonably well. 2. Respect for Parking and Garage Patterns in the Neighborhood • The detached garage is typical and will be compatible with the parking patterns in the neighborhood. 3. Architectural Style, Mass & Bulk of the Structure: • The revisions made to the initial proposal have improved the architectural style of the project. The mass and bulk have also been improved with better proportions and massing. 4. Interface of the Proposed Structure with the Adjacent Structures to Each Side: � The proposed house will interface reasonably well with its neighbors. 5. Landscaping and its proportion to the Mass and Bulk of Structural Components: • A modest landscape plan has been included. Additional landscaping and tree planting is always encouraged. . uu_: The applicant has responded to most of the items listed above. The massing and details have definitely been improved, and with the modifications presented, I can support this project. Randy Grange, AIA �� E�� MAR � � 201Q c�rY oF BUR��nGkME 3 ?IANNING DF_PT. RESPONSE TO COMMENTS FROM PLANNING COMMISSION CITY OF BURLINGAME CONIMENTS @ PUBLIC HEARING NEW TWO STORY SINGLE FAMILY HOUSE & DETACHED GARAGE @ 1117 BALBOA AVE. 02/22/10 PLANNING COMMISSION PUBLIC HEARING 03/22/10 RESPOND TO PLANNING COMMISSION COMMENTS: • DETAILS ADDED, PLEASE SEE 2/A-7: WOOD WINDOW CASING DETAILS, 3/A-7: WOOD GABLE DETAILS, 8/A-7: WOOD BAND, 9/A-7: POST DETAIL, 10/A-7: FENCE DETAIL. • THE WINDOW TYPE WILL BE ANDERSON CLAD FRAME DOUBLE GLAZINC� SEE A-5 ON EXTERIOR MATERIAL NOTE. • REVISED, PLEASE SEE 2/A-7, CHANGE TO WOOD CASING W/ DETAIL. • USE WOOD VENT & WOOD WIl�DOW TRIM. • SEE 6/A-7 FOR LIGHT FIXTURE, SIZE: 12"X7". • NO CHANGE. • PLEASE SEE 1/A-5 FOR CRAFTSMAN STYLE DOOR ON FRONT ELEV. • REVISED, SEE 1/A-4, NO BUIvIP OUT @ DEN. • REVISED, PLEASE SEE A-4 PLANS & A-5 ELEVATIONS. • AFTER DISCUSSED W/ DESIGN REVIEWER, WE PLAN TO HAVE GABLE ENDS ALL WOOD & ALL OTHER WALL STUCCO TO LIMIT EXTERIOR MATERIALS TO TWO TYPES. • ONLY ONE TYPE OF STUCCO FINISH (TYPICAL SMOOTH SAND FINISI� • THE HORIZONTAL BAND WILL BE WOOD, SEE 8/A-7 DETAIL. • THE DOUBLE DOOR @ WII.L BE KEPT AS ACCESS TO FRONT PORCH. • ONE BATH ROOM @ 1 ST FLOOR HAS BEEN REMOVED. • GABLE ENDS HAS BEEN CHANGE TO WOOD (3/A-7), SEE 9/A-7 FOR THE FRONT PORCH COLUMNS (STICK STYLE). • SEE 3,4/A-5, ADD BAND &GABLE ENDS. • THE BASEMENT ACCESS IS FROM THE REAR YARD. � PA�Il�,TG AREh HAS BEEN REDUCED IN ORBER TO Il�TCREACE LANDSCAPINCx • IT'S INTER LOCK BRICK PAVING & IS PERMEABLE. ;�-� ;-•-� , - - - = -t : �s�; = ADD A 24" BOX OF JAPANESE MAPLE @ N. OF FRONT YARD. '° `"` d �� C-r - i �i �.. �'�.. i�1 � '.i � <<3 i �.: ,.. 1 I _. . . .` . -.: • MET W/ NEIGHB OR ON MARCH 26, 2010 W/ ALL THE AGREEMENTS ON FENCE & 5'-6" WINDOW SILL HEIGHT. • SEE 3/A-3 FOR SIDE ACCESS DOOR IN GARAGE. • SEE 4/A-6 FOR WOOD SECTIONAL GARAGE DOOR W/ WIlVDOWS. • REVISED, SEE 4/A-6. • PLEASE SEE 1, 3& 4/A-5, BEAMS HAS BEEN INCOORPERATED W/ POSTS. • WILL EXTEND TO RIGHT SIDE OF ELEVATION. RESPOND TO PUBLIC COIVIlVIENTS • N/A � N/A • AGREED TO HAVE 5'-6" SILL HEIGHT ON SIDE WALLS. • AGREE TO HAVE 6' SOLID & 1' LATTICE FENCE. • N/A • WILL BUILD TEMPERARY SOLID FENCE IN BETWEEN & REMOVED WHEN GARAGE IS DONE. • THERE WILL BE NO TURNAROUND, PAVING BEEN REDUCED. • MET W/ BARRY & CHRISTINA OF 1111 BALBOA ON MARCH 26, 2010 & HAVE ALL ISSUES RESULUED. i�.� ,. :' , _;;!';�� .,.�.,,: .,:., - - C/TY OF BURL/NGAME PLANN/NG COMMISSION — Unapproved Minutes February 22, 2090 IX. DESIGN REVIEW STUDY ITEMS 3. 1117 BALBOAAVENUE, ZONED R-1—APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMIT FOR A BASEMENT AND DIRECT EXIT FROM A BASEMENT FOR A NEW, TWO-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE (JING LING LO, APPLICANTAND PROPERTY OWNER; LI SHENG FU ARCHITECT) STAFF CONTACT: ERICA STROHMEIER Reference staff report dated February 22, 2010, with attachments. Associate Planner Strohmeier briefly presented the project description. There were no questions of staff. Chair Terrones opened the public comment period. Li Sheng Fu, 2920 22�d Avenue, San Francisco, represented the applicant. Commission comments: ■ More design details needed on plans; need to pay close attention to the details. ■ Clarify type of windows on plans (Fu — will be aluminum clad wood windows). ■ Generally don't like to see foam trim; strongly consider using wood trim throughout the house. ■ Clarify all materials and dimensions proposed for all architectural elements, such as vents, window trim, etc. ■ Exterior light fixtures should be larger and proportional to the massing. ■ Massing and articulation works well. ■ Front door design not shown on building elevations; provide details of front door design. ■ Concerned with the porch and bump out at den, it doesn't make the porch useable; bump out at den should be eliminated. ■ On right side elevation, concerned with bump outs for closets; make the window in between the bump outs smaller or consolidate closets and place window on other side. ■ Consider adding another texture to building, now stucco with trim on gable ends; perhaps two different types of stucco textures would help break up the massing. ■ Provide examples for proposed smooth and rough stucco at next meeting. ■ Clarify material for horizontal band, should be wood to match wood trim throughout house. ■ Double doors in den, would like to see it removed (den is already counted as a bedroom) ■ Does every bedroom need a bathroom? (FU — property owner desires it, provides additional privacy for occupants); concerned with how this affects the design, such as the two bump outs for closets, closets could be incorporated within the house if less space was taken for bathrooms, could also provide opportunity for a larger porch. ■ Consider using wood in gable ends, wood at front porch columns and reducing size of columns to achieve stick style design. ■ Concerned with two side elevations regarding massing, consider altering plate heights to eliminate "ring" around house. ■ Concerned with direct access from basement to exterior, need to review exterior access carefully. ■ Concerned with large paved in rear yard and that it would encourage parking in rear yard, cars can be parked in driveway; add more patio and landscaping in this area, would like to see it broken up; landscape plan should be looked at more closely. ■ Clarify on plans if proposed brick paving is permeable. ■ Add large tree in front yard to provide more landscape mass. ■ 1l�lark �vith neighbor� on how fencing �vill be handled throughout the site. ■ Show side access door in garage on floor plan. ■ Garage door design needs more work; should consider choosing a garage door that has windows, would allow natural light into the garage. � CITY OF BURLINGAME PLANNING COMMISSION — Unapproved Minutes February 22, 2010 Trim above garage door needs to be brought down further. Would like to see beam details on sides of porch; columns need to support beam, perhaps increase size of beam. Look closely where base trim starts and stops; shown only on left side elevation, should extend to right side elevation. Public comments: Barry Ongerth, 1111 Balboa Avenue; ■ Have owned house since 1980; subject house has been used as a rental for many years. ■ Don't think details of existing house need to be replicated in new house. ■ Concerned with second floor windows looking directly into bedrooms, would like to see them eliminated, offset or placed towards the front of the house; perhaps use clerestory_ windows or obscure glass, would still allow for sunlight and privacy. ■ First floor windows also look directly into house, would like to see fence (6 foot solid plus one foot of lattice) extended to front of house to provide privacy. ■ With basement house has a lot of FAR, concerned with drainage issues with basement, existing basement is very small and is for utilities. ■ When existing garage is demolished, a new fence will need to be installed immediately because we have small pets in yard. ■ There are no turnarounds in Burlingame for detached garages, don't want to see a turnaround in rear yard, there is an existing walnut tree in rear yard which could be affected. ■ Concerned with overall size of project, wished property owners contacted them to discuss proposed project prior to submitting. Additional comments from Applicant (Li Sheng Fu): All side windows have a 5'-0" sill height, will considered raising the sill height more. Will discuss fence with neighbors and improve coordination with neighbors. There were no other comments from the floor and the public hearing was closed. Additional Commission comments: Landscape plans need to clearly show the proposed fencing throughout the site. Applicant needs to communicate with neighbor regarding issues raised. Commissioner Cauchi made a mofion to place fhe item on the Acfion Calendar when compfete. This mofion was seconded by CommissionerAuran. Discussion of motion: Think this is a good candidate for a design review consultant; fhere are a lof of comments which need to be addressed, referring this project to a design review consultant will expedite process and result in a befter project. Chair Terrones called for a voice vofe on fhe mofion fo place this item on fhe Action Calendar when plans have been revised as direcfed. The motion failed on a voice vote 2-3-1 (Commissioners Lindsfrom, Terrones and Yie dissenting; Commissioner Vistica absent). E CITY OF BURL/NGAME PLANNING COMMISSION — Unapproved Minufes February 22, 2010 Commissioner Lindstrom made a mofion fo refer the item fo a design reviewer. This mofion was seconded by Commissioner Yie. Discussion of motion: Think design review process will be a big help to this project. Chair Terrones called for a voice vote on the mofion to refer fhe projecf to a design reviewer. The mofion passed on a voice vote 5-0-1 (Commissioner Vistica absent). The Planning Commission's action is advisory and nof appealable. This ifem concluded at 9:02 p.m. fi[�] Received After - 02.22.10 PC Mtg. Agenda Item #3 - 1117 Balboa Ave. - 2 pgs. CD/PLG-Strohmeier, Erica From: Barry Ongerth [barry@travelodgesfairport.com] Sent: Monday, February 22, 2010 9:59 AM To: CD/PLG-Strohmeier, Erica Cc: christina@travelodgesfairport.com Subject: 1117 Balboa Ave. remodel Hi Erica: Page 1 of 2 C ' F�• � � , � `—� s:,,�F ._ _ .,. `, �;;?n Thanks for taking the time to talk to my wife, Christina and I on Friday. Per our conversation, I am sending this email prior to the meeting this evening. I have been the owner of 1111 Balboa Ave since 1980. My wife and I both attended Burlingame High School. We plan on living in our house forever. Burlingame is a small close-knit community which has become one of the most desirable locations on the peninsula. It has attracted people from far and near. Some have come to live while others have come temporarily, rebuilding houses as temporary real estate investments to try to turn the property quickly realizing a profit. Iry Hartsook lived at 1117 Balboa since the 1950's. He was my neighbor for almost 30 years. He passed away in 2008 and his daughter was forced to sell the house in 2009. I have never met the new owners of the property. I have never met the architect who submitted the plans for the remodel. No one has ever approached us to say hello or get our feedback. In fact, the only time we talked to anyone from their group was when a lady was walking through our flowerbed in our front yard measuring some distances. My wife was home at the time and went outside to ask if she could be of any assistance. The lady just said that she did not need any help. There was not a hello, an introduction or even an attempt at an explanation as to what she was doing. Relationships are very important between neighbors. When our neighbors at 1109 Balboa remodeled, they reached out to share their plans with us prior to submission. Here are the following issues that we have with the submitted plans. . The upstairs, forward, southern facing windows are in direct line with our master bedroom windows. Even though they are five feet from the floor they are still low enough to see directly into our master bedroom. We only have two windows in the entire top floor of our north facing wall. It is important to be able to open these windows without staring directly into your neighbor's windows. Here are some possible solutions as their plans call for a large front window facing the street providing ample light and air into the front bedroom. , Remove the windows completely. Install elongated windows that are 7 feet from the fioor. These offer light and/or air, keeping the integrity of the design yet allowing for maximum privacy. Install obscure glass in these windows. The downstairs, forward, southern facing windows are in direct line with our downstairs bedrooms. One we use as a N room and the other as an office/work out room. We are in these rooms often. Currently there is not a fence between this portion of our homes. We would suggest that they erect a 6 foot fence with 1 foot lattice fence at the property line to maintain privacy. . We noticed that there are plans for a fufl basement, including a 1/2 bath and wetbar. Maybe since the owners are not from Burlingame, they may not know that basements flood in the lower streets. With a finished basement and even a sum pump the ground never fully dries. Will fhe consfant dampness invite termites, which may be a danger to our home as well? This property is not zoned for multi-family living. Do they plan on eventually building a kitchen in the basement and turning it into multi-family dwelling? GOMMUNICATION RECEIYED AF?'E�Z PREPARATI0IY 4FSTAFFREPORT 2/22/2010 Received After - 02.22.10 PC Mtg. Agenda Item #3 - 1117 Balboa Ave. - 2 pgs. Page 2 of 2 . The plans call for the demolition of the garage and the rebuilding of it. In this part of Burlingame, often the neighbor's garage serves as the fence in that portion of the backyard. That is the case here. There will need to be a fence erected here the same day as the demolition of the garage occurs. There cannot be an opening into our backyard during there construction process. This has to be a professional fence as we have a nicely landscaped backyard and entertain often there. We also have pets which we do not want wandering from our yard. My wife and I recognize the continual change of the neighborhoods in Burlingame. We just hope that it occurs with taste and with neighbors working together. Barry Ongerth Owner San Francisco Airport South Travelodge c 650/255-6568 barry@travelodgesfairport.com www.travelodgesfa irport.com - . , �•. � . . ., ._. .. . 'J �� ,. L L . � ";�;\'ICA770N RECEIVLI> AF: ER PREPARATION OF STAFF REPORT 2/22/2010 COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMR05E ROAD • BURUNGAME, CA 94010 6URUNGAME p: 650.558.725Q • f: 650.696.3790 • www.buriingame.org APPLICAI'I�N TO THE PLAN�lfNG CO�l1iVtPSStON Type of appiication: � Design Review ❑ Variance ❑ Parcel #: � 2�' �"' (� 2" �� ❑ Conditional Use Permi t � Specia i Pe r m i t ❑ O t h e r. PROJECT ADDRESS: � � � 0� ,�4V�• p Please indipte the contact person for this projecf APPLICANT project contact person ❑ OK to send electconic copies of documents ❑ Name: ��i� �-(�G L(?Lc) Address: '�lv" Z2'� �'� City/State/Zip: s • F:` � Phone: �� 6� � � �GS Fax: E-mail: ARCHITECT/DESIGNER project contact person ❑ OK to send electronic copies of documents ❑ PROPERTY OWNER project contact person ❑ OK to send electronic copies of documents ❑ r Name: �111`�� 1-1/�1C{ GZv Address: � / � Z� �� r��' City/Staie/Zip: s . �• r�� Phone: ��` �'�c�� G � ��1 � ' ' 'i . � /. .� %r ' / Name: �'� ��i�� , Address: �� City/State/Zip: � �l4s3 Phone: ��i D� �� —�'2�7 v� c3�� 676 —�? I Z Fax: «�07 6�� ' E-maiL• l� � bVl-�►'� . C'� ►'►�L v .Z G�z�Z � Burlingame Business icense #: PROJECT DESCRIPTION: ��G(I 2� ST��"� � �� N� � � I `�� ' AFFADAVIT/SIGNATURE: 1 hereby certify under penatiy of perjury that the infoRnation given herein is true and correct to the best of my knowledge and belief j�/�/� � p ; AppticanE's signature: Date: 7 I am aware of the proposed �{icaiion and hereby authoriZe the above app[icant to submit fihis application to fhe Planning Commission. ' � Property awner's signatur . Qate: ��'�� Date subm(tfed: � Z�l � � E� `I � Verification that the project architectldesigner has a valid Buriingame business ficense wiii be required by t:t� FFnance Department at the time apptication fees are paid. ❑ Please mark one box above with an X to indicate the contact person for this project S:Viandouts�PC Apptica6on 2009-Bhandout City of Buriingame • Community Development Department • 501 Primrose Road • P(650) 558-725� • F(650) 696-3790 • www.burlinqame.orq C ITY-- , ,. .��5,: �� - r� ,:�� .. @ 4�.r y e �' ''��_` , . , , � ': � 1.,d �... � �1' :,a- `s..�` CITY OF-BURLINGAME : ; � SPECIAL PERMIT APPLICATION � ;�FC �� ; �p�g crry cF �uk��,�!car,r,�� L4�d��ir.!G D��'�. 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. 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, scale and dominanf structural characferisfics of ihe new construction or addition are consistent with fhe existing sfructure's design and wifh the existing street and neighborhood. -�� -�e �r ��-u�e.. .-��,� b�o�2 ��.e d� �. �� r��+� � , � ° �Q� M� �d-�- . �vo�� n� � a��' , �. : � �. 4 a-�' � /� � sca�- � � ��S' �-e- L�o�eg �e�^°�C,Q , � �tic ��`.c� �� ,�,�? � � w/��e (E) t�9cc� � ��-�'��aG�'�� eJ��'B� `rr� � 2. Explain how the variefy ofroofline, facade, exteriorfinish materials and elevations of the proposed new structure or addition are consisfent with the existing structure, street and neighborhood �� C�� .Q �ST�� , �7f�e.J� .��-�- d� �� `w�e.1v� � _ � �,�D �,�-. ��, � � 14�- ,�'`6e,�' �' �� y�'%'�"� � � �� ., �� r , ,�-� .�-�f�Su��'t- �� Y�'�� i ��- � . � , � ��.�. �-� �s� � �.� ��- �� . 3. N.cw t:�ill �he prQRos�d �e-oject be consistent �z�ifh the re�e�enfia! �+Qsign guiclelines adopted by the city (C.S. 25.57)? , . , � �l� �,,�,�� ,� ��,� ��..�''� � � � ``"7 ; � �;��'A' �w�:�e�� -y � � ° cs. s �.� �7) 4. Explain how fhe removal of any trees /ocafed within fhe footprint of any new structure or addition is necessary and is consistenf with the city's reforesfafion requirements. Whaf mitigation is proposed for the removal of any frees? Explain wny this mitigation is appropriafe. � �10 �"i►-�-�5 Et�-�-Q �-f' � . . Rev. 07.2008 � See over for explanation of above questions. SPECIAL.PERMIT.APP.FORM Project Comments Date: To: From: December 23, 2009 [�(( City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 0 Recycling Specialist (650) 558-7273 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 Staff Review: December 28, 2009 1. See attached. 2. The proposed basement may require drainage to be connected to the nearest storm drain catch basin. Contact Doug Bell at (650) 558-7230 for more information for basement drainage requirements. 3. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additiona! information. Reviewed by: V V Date: 01/11/2010 PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION PLANNING REVIEW COMMENTS �'� "�' "�� Project Name: �'n�Ezl,� �iau�++%-� A'�� Project Address: «% �" �'� The following requirements apply to the project 1 � A property boundary survey shall be preformed by a licensed land . surveyor. The survey shall show all property lines, property corners, easements, topographical features and utilities. (Required prior to the building permit issuance.) �`an.�Y�( I•s€�s �o � �'S�t'n'''`�'&�' �� "�`O �-� i.rc�3ea F�z��l �� s�v�r�2. wt� rristi 2 � The site and roof drainage shall be shown on plans and should be made to �� --� ��- drain towards the Frontage Street. (Required prior to the building permit �.c�/'� issuance.) M��=''� • 3. The applicant shall submit project grading and drainage plans for approval prior to the issuance of a Building permit. 4 The project site is in a flood zone, the project sha11 comply with the City's flood zone requirements. 5 � A�Sa�iutary sewer lateral �t is required for the project in accordance with �e City's standards. ) 6. The project plans sha11 show the required Bayfront Bike/Pedestrian trail and necessary public access improvements as required by San Francisco Bay Conservation and Development Commission. 7. Sanitary sewer analysis is required for the project. The sewer analysis shall identify the project's impact to the City's sewer system and any sewer pump stations and identify mitigation measures. 8 Submit traffic trip generation analysis for the project. 9. Submit a tra�c impact study for the project. The traffic study should identify the project generated impacts and recommend mitigation measures to be adopted by the project to be approved by the City Engineer. 10. The project shall file a parcel map wiih the Public Works Engineering Division. The parcel map shall show all existing property lines, easements, monuments, and new property and lot lines proposed by the map. Page 1 of 3 U:\private development�PLANNING REVIEW COMI��NTS.doc PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION 11. A latest preliminary ti submitted to the Public for reviews. 12 13 14 le report of the subject parcel of land shall be Works Engineering Division with the parcel map Map closure/lot closure calculations shall be submitted with the parcel map. The project shall submit a condominium map to the Engineering Divisions in accordance with the requirements of the Subdivision Map Act. V The project sha11, at its own cost, design and construct frontage public improvements including curb, gutter, sidewalk and other necessary appurtenant work. 15 The project shall, at its own cost, design and construct frontage streetscape improvements including sidewalk, curb, gutters, parking meters and poles, trees, and streetlights in accordance with streetscape master plan. 16 By the preliminary review of plans, it appears that the project may cause adverse impacts during construction to vehicular traffic, pedestrian traffic and public on street parking. The project shall identify these impacts and provide mitigation measure acceptable to the City. 17 The project shall submit hydrologic calculations from a registered civil engineer for the proposed creek enclosure. The hydraulic calculations must show that the proposed creek enclosure doesn't cause any adverse impact to both upstream and downstream properties. The hydrologic calculations shall accompany a site map showing the area of the 100-year flood and existing improvements with proposed improvements. 18 Any work within the drainage area, creek, or creek banlcs requires a State Department of Fish and Game Permit and Army Corps of Engineers Permits. �L•] �1] No construction debris shall be allowed into the creek. � The project shall comply with the City's NPDES permit requirement to prevent storm water pollution. 21 The project does not show the dimensions of existing driveways, re- submit plans with driveway dimensions. Also clarify if the project is proposing to widen the driveway. Any widening of the driveway is subj ect to City Engineer's approval. 22 The plans do not indicate the slope of the driveway, re-submit plans showi.ng the driveway profile with elevations Page 2 of 3 U:\private development�PLANNING REVIEW COMI��NTS.doc PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION 23 The back of the driveway/sidewalk approach shall be at least 12" above the flow line of the frontage curb in the street to prevent overflow of storm water from the street into private property. 24. For the takeout service, a gazbage receptacle shall be placed in front. The sidewalk fronting the store shall be kept clean 20' from each side of the property. 25. For commercial projects a designated garbage bin space and cleaning area sha11 be located inside the building. A drain connecting the garbage area to the Sanitary Sewer System is required. Page 3 of 3 U:\private development�PLANNING REVIEW COMI��NTS.doc 0 Project Comments Date: February 10, 2010 To: ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From: Planning Staff ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Ave, zoned R-1, APN: 026-162-090 Staff Review: No further comments. This project must comply with the Conditions of Approval as stated on the review dated 12/23/09. Revi Date: � �/ � /�� lo >.w.,.�....�, _.... �,..� � Project Comments Date: To: From: December 23, 2009 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7273 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 Staff Review: December 28, 2009 �i'1?On the plans specify that this project will comply with the 2007 California Building Codes (CBC). Per the City of Burlingame's adopted Resolution, applications received after January 1, 2009 must complete a"GreenPoint Rated ChecklisY'. The GreenPoint Rated Checklist, and other information regarding the City's Green Building requirements, can be found on the City website at the following URL: http://www.burlinqame.orq/Index.aspx?page=1219 or Contact Joe McCluskey at 650-558-7273. 3) Anyone who is doing business in the City must have a current City of Burlingame business license. 4) Provide fully dimensioned plans. 5) Provide existing and proposed elevations. 6) Specify on the plans that all work shall be conducted within the limits of the City's Noise Ordinance. 7) When you submit your plans to the Building Division for plan review provide a completed Supplemental Demolition Permit Application. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 8) Comply with the 2008 California Energy Efficiency Standards. Note: All projects for which a building permit application is received on or after January 1, 2010 must comply with the 2008 California Energy Efficiency Standards. Go to http://www.enerqy.ca.qov/title24/2008standards/ ��for publications and details. Indicate on the plans that the "Flat Tile" roof will comply with Cool Roof requirements of the 2008 California Energy Code. 2008 CEC §151 (f) 12. The 2008 Residential and Non-Residential Compliance Manuals are available on line at http://www.energy.ca.qov/title24/2008standards/ 10) Show the distances from all exterior walls to property lines or to assumed property lines 11) Show the dimensions to adjacent structures. 12�,Obtain a survey of the property lines. ,�On the plans specify that the roof eaves will not project within two feet of the property line. �ndicate on the plans that exterior bearing walls less than five feet from the property line will be built of one-hour fire-rated construction. (Table 602) 15) ooms that can be used for sleeping purposes must have at least one window or door that complies with the egress requirements. Specify the size and location of all required egress windows on the elevation drawings. Note: The areas labeled "Den and "Playroom"" are rooms A'6�at can be used for sleeping purposes and, as such, must comply with this requirement. dicate on the plans that, at the time of Building Permit application, plans and engineering will be submitted for shoring as required by 2007 CBC, Chapter 31 regarding the protection of adjacent property and as required by OSHA. On the plans, indicate that the following will be addressed: a. The walls of the proposed basement shall be properly shored, prior to construction activity. This excavation may need temporary shoring. A competent contractor shall be consulted for recommendations and design of shoring scheme for the excavation. The recommended design type of shoring shall be approved by the engineer of record or soils engineer prior to usage. b. All appropriate guidelines of OSHA shall be incorporated into the shoring design by the contractor. Where space pernuts, temporary construction slopes may be utilized in lieu of shoring. Maximum allowable vertical cut for the subject project will be five (5) feet. Beyond that horizontal benches of 5 feet wide will be required. Temporary shores shall not exceed 1 to 1(horizontal to vertical). In some areas due to high moisture content / water table, flatter slopes will be required which will be recommended by the soils engineer in the field. c. If shoring is required, specify on the plans who's sole responsibility it is to design and provide adequate shoring, bracing, formwork, etc. as required for the protection of life and property during construction of the building. d. Shoring and bracing shall remain in place until floors, roof, and wall sheathing have been entuely constructed. e. Shoring plans shall be wet-stamped and signed by the engineer-of-record and submitted to the city for review prior to construction. If applicable, include surcharge loads from adjacent structures that are within the zone of influence (45 degree wedge up the slope from the base of the retaining wall) and / or driveway surcharge loads. 17 Indicate on the plans that an OSHA permit will be obtained for the shoring" at the excavation in the basement per CAL / OSHA requirements. See the Cal / OSHA handbook at: http://www.ca- osha.com/pdfpubs/osha userquide.pdf * Construction Safetv Orders : Chapter 4, Subchapter 4, Article 6, Section 1541.1. 1�dicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. 19) Provide one emergency escape and egress from each sleepinq room in the basement area. Sec. 1026.1. On the plans provide details for the window well as required by Sec. 1026.5 and for the required ladder access from this area as described in Sec. 1026.5.2. Provide complete details for a guardrail around this opening at grade level. 20) Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable lot coverage. Consult the Planning Department for details if your project entails landings more than 30" in height. 21) Provide handrails at all stairs where there are four or more risers. 22) Provide lighting at all exterior landings. NOTE: A written response to the items noted here and plans that specificaily address items 'i, 2, 9, 13, 14, 15, 16, 17, and 18 must be re-submitted before this project can move forward for Planning Commission action. . Reviewed by. Date: (� /,q � 3�0�_ �/ Project Comments Date: February 10, 2010 To: � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 0 City Arborist (650) 558-7254 From: Planning Staff 0 Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 � NPDES Coordinator. (650) 342-3727 � City Attorney Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Ave, zoned R-1, APN: 026-162-090 Staff Review: � — � i�� li�,�'(;G�- � �Q-�r� �� j��,c,r�,c�2r..�� (N""'^'' a-G�,C:��'�-�Y-' � � �"�..Q.G-(,1 C� P��zq ^��,kr. _ �G�.c- � �l.a�r 2��' �� i ��U�g� �l � �� 2� .�a-u�� -�'� . .-- Gz �G�j�7z- �% %�� -L c�-��'�t�-£�'�, Reviewed by: ,� �, Date: ��tt �f'� �� /�2,�c,e�� . � l'��-� t/�' C,�.c.� � � ��,'' ``ti`z' ��z,�t� �v-�.� � Project Comments Date: To: From: December 23, 2009 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 X City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7273 � Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 Staff Review: December 28, 2009 ❑ Require one 24"box tree in planter strip within City R.O.W. Appropriate tree list may be obtained from Parks Division at 650-558-7330 o Planting strip may be subject to "Planter Strip Policy" determined by Public Works. ❑ Landscape plan shows at least addition of two landscape trees. Provide list of new plants / trees and sizes. Reviewed by: Bob Disco Date: 1-4-10 Project Comments Date: To: From: December 23, 2009 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7273 �Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 Staff Review: December 28, 2009 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 insiallation. Reviewed by: ��`.�`�� Date: �l' ,� Project Comments Date: To: From: December 23, 2009 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7273 � Fire Marshal (650) 558-7600 X NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6-0 and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 � Staff Review: December 28, 2009 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 cont�actors implement Best Management Practices during construction. Thank you for including a list of construction stormwater pollution prevention best management practices (BMPs), as project notes, with your submitted plans for a building permit. For additional assistance, contact Kiley Kinnon, Stormwater Coordinator, at (650) 342-3727. Reviewed by: �� J - - ;-;, Date: �� ,� � � RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW AND SPECIAL PERMITS RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for Desiqn Review and Sqecial Permits for a basement with a ceilinq height greater than 6'-6" and direct exit from a basement for a new, two-story sinqle family dwelling and detached qaraqe at 1117 Balboa Avenue zoned R-1, Jing Linq Lo, 2920 22"d Avenue, San Francisco, CA, property owner, APN: 026-162-090; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on April 26, 2010, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Article 19, Section 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single-family residences maybe constructed or converted under this exemption. 2. Said Design Review and Special Permits are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review and Special Permits 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 26th dav of April, 201 Q by the follo�ving vote: Secretary EXHIBIT "A" Conditions of approval for Categorical Exemption, Design Review and Special Permits. 1117 Balboa Avenue Effective May 6, 2010 that the project shall be built as shown on the plans submitted to the Planning Division date stamped April 14, 2010, sheets A-1 through A-7, Landscape Plan and property survey; 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 basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that the conditions of the Chief Building Official's February 10, 2010, and December 23, 2009 memos, the City Engineer's January 11, 2010 memo, the Fire Marshal's January 4, 2010 memo, the City Arborist's January 4, 2010 and February 11, 2010 memos, and the NPDES Coordinator's December 28, 2009 memo shall be met; 5. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. 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; 7. 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; 8. 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; 9. that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Stain V`Jater Or�ina�c�, ta prevert erosia� and off-s�t� sedimentation of storm water runoff; 10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2007 Edition, as amended by the City of Burlingame; EXHIBIT "A" Conditions of approval for Categorical Exemption, Design Review and Special Permits. 1117 Balboa Avenue Effective May 6, 2010 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 foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 12. 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; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. . CITY OF BURLINGAME � COMMUNITY DEVELOPMENT D auR�iN�AME 501 PRIMROSE ROAD � BURLINGAME, CA 94010 �' ' j PH: (650) 558-7250 m FAX: (650) www.burlingame.org Site: 1117 BALBOA AVENUE The [ity of Burlingame Planning Commission announces the following public hearing on MONDAY, APRIL 26, 2010 nt 7:00 P.M. in the [ity Hall Council (hambers, 501 Primrose Road, Burlingame, CA: Application for Design Review and Special Permit for a basement and direct exit from a 6asement for a new, two- story single family dwelling and detached garage at 1117 BALBOA AVENUE zoned R-1. APN 02b-162-090 Mailed: April 16, 2010 (Please refer to other side) A copy of the application the meeting at the Comn Road, Burlingame, Califc If you challenge the sub�ect appl�cation(s� in'court,�;you,r�� raising only those issues you or someone else raised at i described in the notice or_in.written correspondence;deli� prior to the public hearing � ,, ,. . _.; ri,`,, :. rho:receive,this`�notice are.�esponsible; 'nofice ' rmation, please call (650) 558 7250 TI ,,4 Property owne tenants about For additional info William Meeker Community Deve 0?�H16504325 � � Q�.��a � • � � h1a:i_d rrcm 9401t7 US POSTA�� PI��L.IC HEARIi�G ��"�tC� Citv of �urlinaarne ._ ._ ; , and plan�s for this pro�ect may be reviewed prior to �unity Development D,epartri�ent<at 501 Primrose rnia ' ' " limited to blic hearing, :o the city at or ng their )irector " v: -.:Pit��LIC ��A�I�f� ��'IC� (Please refer to other side) City of Burlingame Design Review and Special Permits Address: 1117 Balboa Avenue Item No. Regular Action Meeting Date: April 12, 2010 Request: Application for Design Review and Special Permits for a basement with a ceiling height greater than 6'-6" and direct exit from a basement, for a new, two-story single family dwelling and detached garage. Architect: Li Sheng Fu APN: 026-162-090 Applicant and Property Owner: Jing Ling Low Lot Area: 6,000 SF General Plan: Low Density Residential Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single-family residences maybe constructed or converted under this exemption. Project Description: The applicant is proposing to demolish an existing single-story house and detached garage to build a new, two-story single family dwelling with a basement and detached two-car garage. The proposed house and detached gar,age will have a total floor area of 3,356 SF (0.56 FAR) where 3,420 SF (0.57 FAR) is the maximum allowed (project is 64 SF below the maximum allowed FAR). The entire basement area (583 SF) is exempt from the FAR calculation. The project includes a detached two-car garage (20' x 20') which provides two covered parking spaces for the proposed five-bedroom house. There is one uncovered parking space (9' x 20') provided in the driveway. All other Zoning Code requirements have been met. The applicant is requesting the following: ■ Design Review for a new, two-story sir gle family dwelling and detached garage (CS 25.57.010); ■ Special Permit for a basement with an interior ceiling height greater than 6'-6" (8'-0" proposed) (CS 25.28.035, fl; and ■ Special Permit for a direct exit from a basement to the exterior of the structure that is anything other than a light or window well (CS 25.28.035, g). 1 �97 Balboa Avenue Lot Area: 6,000 SF Plans date stam ed: Februa 10, 2010 PROPOSED � ALLOWED/REQUIRED I SETBACKS � Fronf (1st flr): 20'-0" (to porch) � 20'-0" (block average) (2nd flr): 25'-0" � 20'-0" (block average) Side (left): 11'-11" 4'-0" (right): 4'-6" (to bay) 4'-0" Rear (9st flr): 45'-11" 15'-0" (2nd flr): 45'-11" � 20'-0" Lot Coverage: 2,147.2 SF 2,400 SF 36% 40% FAR: 3,352.7 SF � 3,420 SF 0.56 FAR � 0.57 FAR Design Review and Special Permits 1117 Balboa Avenue PROPOSED ALLOWED/REQUIRED # of bedrooms: 5 --- Parking: 2 covered 2 covered (20' x 20') (20' x 20') 1 uncovered 1 uncovered (9' x 20') (9' x 20') Basement: new basement with 8' ceiling height 2 CS 25.28.035, f Height: 29'-8" 30'-0" DH Envelope: complies CS 25.28.075 ' (0.32 x 6,000 SF) + 1100 SF + 400 SF = 3,420 SF (0.57 FAR) 2 Special Permit for a basement with an interior ceiling height greater than 6'-6" (8' proposed). Staff Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineer, City Arborist and NPDES Coordinator. February 22, 2010, Design Review Study Meeting: At the Planning Commission Design Review Study meeting on February 22, 2010, the Commission expressed concern with the lack of details on the plans, the closet bump outs along the right elevation, the massing at the side elevations, the configuration of the front porch and communication with the next door neighbors (February 22, 2010, Planning Commission Minutes). The Commission voted to refer the project to a design review consultant with direction. The applicant submitted revised plans to the Planning Division on April 1, 2010, after meeting with the design review consultant, to address the Commissions concems. Please refer to the copy of the February 22, 2010, Planning Commission minutes included in the staff report for the list of Planning Commission concerns. Analysis and Recommendation by Design Reviewer (date stamped March 29, 2010): The design reviewer met one time with the architect and property owner to discuss the Planning Commission's concerns with the project and he also reviewed one set of revised plans. In a letter date stamped March 29, 2010, the reviewer notes that there are a variety of house styles in the neighborhood and that the proposed architectural style will fit in with the neighborhood reasonably well. The reviewer comments that the proposed detached garage is typical and will be compatible with the parking patterns in the neighborhood. He also notes that the revisions made to the initial proposal have improved the architectural style of the project and that the mass and bulk have been improved with better proportions and massing. Lastly, he states that the proposed house will interface reasonably well with its neighbors. In summary, the design reviewer states that the applicant has responded to most of the items listed by the Planning Commission, that the massing and details have been improved and that with the changes that were made, he supports the project. 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 2 Design Review and Specia/ Permits 1117 Balboa Avenue 5: Landscaping and its proportion to mass and bulk of structural components. -- _ 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, exteriorfinish 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 for the removal that is proposed is appropriate. 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: 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped April 1, 2010, sheets A-1 through A-7, Landscape Plan and property survey; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staf�; 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that the conditions of the Chief Building Official's February 10, 2010, and December 23, 2009 memos, the City Engineer's January 11, 2010 memo, the Fire Marshal's January 4, 2010 memo, the City Arborist's January4, 2010 and February 11, 2010 memos, and the NPDES Coordinator's December28, 2009 memo shall be met; 5. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. 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 Cammission, or City Gouncil on appaal; 7. 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; 3 Design Review and Special Permits 1917 Balboa Avenue 8. 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; 9. that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff; 10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2007 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 foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 12. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professionat, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. Erica Strohmeier Associate Planner c. Li Sheng Fu, architect, 180 Martingale Drive, Fremont, CA 94539. Attachments: Design Reviewer's Recommendation, date stamped March 29, 2010 Applicant's Response to Commission's comments, date stamped March 23, 2010 Minutes from February 22, 2010, Design Review Study Meeting Letter from Neighbors at 1111 Balboa Avenue, date stamped February 22, 2010 Application to the Planning Commission Special Permit Application Photographs of neighborhood Staff Comments Planning Commission Rs�olutian (Proposed) Notice of Public Hearing — Mailed April 2, 2010 Aerial Photo 4 _ _ _ __ _ _ _ _ - __ Design Review Memo City of Burlingame Date: March 26, 2010 Planning Commission City of Burlingame 501 Primrose Road, Burlingame, CA 94010 Re: 1117 Balboa Ave.. Architect: Li Sheng Fu Planner: Erica Strohmeier �� MAR 2 � 2010 CITY OF BURLIfVGAh1E PLANNING DEPT. I have received and reviewed the revised plans for 1117 Balboa Ave. I have visited the site and surrounding area. I reviewed the original submission to the Planning Commission, and the Planning Commission's comments as presented in the meeting minutes. I also met with the Planner, owner, and architect about the project. The Planning Commission comments from the original meeting are as follows: • More design details needed on plans; need to pay close attention to the detail. • Clarify type of windows on plans (Fu — will be aluminum clad wood windows). • Generally don't like to see foam trim; strongly consider using wood trim throughout the house. • Clarify all materials and dimensions proposed for all architectural elements, such as vents, window trim, etc. • Exterior light fixtures should be larger and proportional to the massing. • Massing and articulation works well. • Front door design not shown on building elevations; provide details of front door design. • Concerned with the porch and bump out at den, it doesn't make the porch useable; bump out at den should be eliminated. • On right side elevation, concerned with bump outs for closets; make the window in between the bump outs smaller or consolidate closets and place window on other side. • Consider adding another material to building, now stucco with trim on gable ends; perhaps two different types of stucco textures would help break up the massing. • Provide examples for proposed smooth and rough stucco at next meeting. o Clarify material for horizontal band, should be wood to match wood trim throughout house. • Double doors in den, would like to see it removed (den is aiready counted as a bedroom) � Does every bedroom need a bathroom? (FU — property oti�m�r desires it, provides additional privacy for occupants); concerned with how this affects the design, such as the two bump outs for closets, closets could be incorporated - _ _______ within the house if less space was taken for 6athrooms; could also provide opportunity for a larger porch. • Consider using wood in gable ends, wood at front porch columns and reducing size of columns to achieve stick style design. • Concerned with finro side elevations regarding massing, consider altering plate heights to eliminate "ring" around house. • Concerned with direct access from basement to exterior, need to review exterior access carefully. • Concerned with large paved in rear yard and that it would encourage parking in rear yard, cars can be parked in driveway; add more patio and landscaping in this area, would like to see it broken up; landscape plan should be looked at more closely. � Clarify on plans if proposed brick paving is permeable. • Add large tree in front yard to provide more landscape mass. • Work with neighbors on how fencing will be handled throughout the site. • Show side access door in garage on floor plan. • Garage door design needs more work; should consider choosing a garage door that has windows, would allow natural light into the garage. Revisions to original design: General: The architect has responded item by item to the Planning Commission's comments. Following is a summary of some of the items. • Front elevation: Wood trim has replaced the foam trim (typical); the front porch has been widened; the porch columns have been revised; the front door detail has been added. • Left elevation: The front porch and columns have been revised. • Rear elevation: No major changes • Right elevation: The small "pop-outs" have been removed; The porch and columns have been revised; dormers have been added to the upper level to break up the wall. e First Floor Plan: One of the bathrooms has been removed; the littfe pop-out closets have been removed; The porch is more usable and the little bay is gone; �� MAR 2 � 2010 2 CITY OF BURLINGAME ?IJ�NNING DEPT. • Second Floor Plan: New dormers have been added; The porch roof is refined. • Misc: The garage has been re-designed; The site paving has been reduced. DESIGN GUIDELINES: Compatibility of the Architectural Style with that of the Existing Neighborhood: • There are a variety of house styles in the neighborhood, and the proposed architectural style will fit in with the neighborhood reasonably well. 2. Respect for Parking and Garage Patterns in the Neighborhood • The detached garage is typical and will be compatible with the parking patterns in the neighborhood. 3. Architectural Style, Mass & Bulk of the Structure: • The revisions made to the initial proposal have improved the architectural style of the project. The mass and bulk have also been improved with better proportions and massing. 4. Interface of the Proposed Structure with the Adjacent Structures to Each Side: • The proposed house will interFace reasonably well with its neighbors. 5. Landscaping and its proportion to the Mass and Bulk of Structural Components: • A modest landscape plan has been included. Additional landscaping and tree planting is always encouraged. SUMMARY The applicant has responded to most of the items listed above. The massing and details have definitely been improved, and with the modifications presented, I can support this project. Randy Grange, AIA �� NlAR � g 201Q ClTY Ot= BURL{NGktv�E 3 ?L�WNING DEPF. RESPONSE TO COMMENTS FROM PLANNING COMMISSION CITY OF BURLINGAME CONIMENTS @ PUBLIC HEARING NEW TWO STORY SINGLE FAMILY HOUSE & DETACHED GARAGE @ 1117 BALBOA AVE. 02/22/10 PLANNING COMMISSION PUBLIC HEARING 03/22/10 RESPOND TO PLANNING COMMISSION COMMENTS: • DETAILS ADDED, PLEASE SEE 2/A-7: WOOD WINDOW CASING DETAILS, 3/A-7: WOOD GABLE DETAILS, 8/A-7: WOOD BAND, 9/A-7: POST DETAIL, 10/A-7: FENCE DETAIL. • THE WINDOW TYPE WILL BE ANDERSON CLAD FRAME DOUBLE GLAZINC� SEE A-5 ON EXTERIOR MATERIAL NOTE. • REVISED, PLEASE SEE 2/A-7, CHANGE TO WOOD CASING W/ DETAIL. • USE WOOD VENT & WOOD WINDOW TRIM. • SEE 6/A-7 FOR LIGHT FIXTURE, SIZE: 12"X7". • NO CHANGE. • PLEASE SEE 1/A-5 FOR CRAFTSMAN STYLE DOOR ON FRONT ELEV. • REVISED, SEE 1/A-4, NO BUMP OUT @ DEN. • REVISED, PLEASE SEE A-4 PLANS & A-5 ELEVATIONS. • AFTER DISCUSSED W/ DESIGN REVIEWER, WE PLAN TO HAVE GABLE ENDS ALL WOOD & ALL OTHER WALL STUCCO TO LIMIT EXTERIOR MATERIALS TO TWO TYPES. • ONLY ONE TYPE OF STUCCO FINISH (TYPICAL SMOOTH SAND FINISI� � THE HORIZONTAL BAND WILL BE WOOD, SEE 8/A-7 DETAIL. • THE DOUBLE DOOR @ WILL BE KEPT AS ACCESS TO FRONT PORCH. • ONE BATH ROOM @ 1 ST FLOOR HAS BEEN REMOVED. • GABLE ENDS HAS BEEN CHANGE TO WOOD (3/A-7), SEE 9/A-7 FOR THE FRONT PORCH COLUMNS (STICK STYLE). • SEE 3,4/A-5, ADD BAND &GABLE ENDS. • THE BASEMENT ACCESS IS FROM THE REAR YARD. e PAVING AREA HAS BEEN REDUCED IN ORI?ER TO lItiTCREACE LANDSCAPING � IT'S IN'TER LOCK BRICK PAVING & IS PERMEABLE. ;--t • ,.� � r s ADD A 24" BOX OF JAPANESE MAPLE @ N. OF FRONT YARD. ',µ` "`•�' ` �`� °," �'; . r �. i�: � ;� �' u ;' i ..;t� _ - _.. .. ., - � MET W/ NEIGHBOR ON MARCH 26, 2010 W/ ALL THE AGREEMENTS ON FENCE & 5'-6" WINDOW SILL HEIGHT. • SEE 3/A-3 FOR SIDE ACCESS DOOR 1N GARAGE. • SEE 4/A-6 FOR WOOD SECTIONAL GARAGE DOOR W/ WINDOWS. • REVISED, SEE 4/A-6. � PLEASE SEE 1, 3& 4/A-5, BEAMS HAS BEEN INCOORPERATED W/ POSTS. • WILL EXTEND TO RIGHT SIDE OF ELEVATION. 17�.��)�Ii71��IIi : KK� u�►� ►(11T.`+ • N/A • N/A • AGREED TO HAVE 5'-6" SILL HEIGHT ON SIDE WALLS. • AGREE TO HAVE 6' SOLID & 1' LATTICE FENCE. • N/A • WILL BUILD TEMPERARY SOLID FENCE IN BETWEEN & REMOVED WHEN GARAGE IS DONE. • THERE WILL BE NO TURNAROUND, PAVING BEEN REDUCED. • MET W/ BARRY & CHRISTINA OF 1111 BALBOA ON MARCH 26, 2010 & HAVE ALL ISSUES RESULUED. _ _ .-..,� : . . F .. ...t [ .._ . .....1.,.:. {��a.r-.�, .» .. �l�/'v� .. f.� . ... . . ... . _ . ,— �,i . .. .. ....... ... CITY OF BURLINGAME PLANN/NG COMMISS/ON — Unapproved Minutes February 22, 2010 IX. DESIGN REVIEW STUDY ITEMS 3. 1117 BALBOAAVENUE, ZONED R-1—APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMIT FOR A BASEMENT AND DIRECT EXIT FROM A BASEMENT FOR A NEW, TWO-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE (JING LING LO, APPLICANTAND PROPERTY OWNER; LI SHENG FU ARCHITECT) STAFF CONTACT: ERICA STROHMEIER Reference staff report dated February 22, 2010, with attachments. Associate Planner Strohmeier briefly presented the project description. There were no questions of staff. Chair Terrones opened the public comment period. Li Sheng Fu, 2920 22"d Avenue, San Francisco, represented the applicant. Commission comments: ■ More design details needed on plans; need to pay close attention to the details. ■ Clarify type of windows on plans (Fu — will be aluminum clad wood windows). ■ Generally don't like to see foam trim; strongly consider using wood trim throughout the house. ■ Clarify all materials and dimensions proposed for all architectural elements, such as vents, window trim, etc. ■ Exterior light fixtures should be larger and proportional to the massing. ■ Massing and articulation works well. ■ Front door design not shown on building elevations; provide details of front door design. ■ Concerned with the porch and bump out at den, it doesn't make the porch useable; bump out at den should be eliminated. ■ On right side elevation, concerned with bump outs for closets; make the window in between the bump outs smaller or consolidate closets and place window on other side. ■ Consider adding another texture to building, now stucco with trim on gable ends; perhaps two different types of stucco textures would help break up the massing. ■ Provide examples for proposed smooth and rough stucco at next meeting. ■ Clarify material for horizontal band, should be wood to match wood trim throughout house. ■ Double doors in den, would like to see it removed (den is already counted as a bedroom) ■ Does every bedroom need a bathroom? (FU — property owner desires it, provides additional privacy for occupants); concerned with how this affects the design, such as the two bump outs for closets, closets could be incorporated within the house if less space was taken for bathrooms, could also provide opportunity for a larger porch. ■ Consider using wood in gable ends, wood at front porch columns and reducing size of columns to achieve stick style design. ■ Concerned with two side elevations regarding massing, consider altering plate heights to eliminate "ring" around house. ■ Concerned with direct access from basement to exterior, need to review exterior access carefully. ■ Concerned with large paved in rear yard and that it would encourage parking in rear yard, cars can be parked in driveway; add more patio and landscaping in this area, would like to see it broken up; landscape plan should be looked at more closely. ■ Clarify on plans if proposed brick paving is permeable. ■ Add large tree in front yard to provide more landscape mass. ■ Work with neighbors on how fencing will be handled throughout the site. ■ Show side access door in garage on floor plan. ■ Garage door design needs more work; should consider choosing a garage door that has windows, would allow natural light into the garage. 8 CITY OF BURLINGAME PLANN/NG COMMISS/ON — Unapproved Minutes February 22, 2010 Trim above garage door needs to be brought down further. Would like to see beam details on sides of porch; columns need to support beam, perhaps increase size of beam. Look closely where base trim starts and stops; shown only on left side elevation, should extend to right side elevation. Public comments: Barry Ongerth, 1111 Balboa Avenue; ■ Have owned house since 1980; subject house has been used as a rental for many years. ■ Don't think details of existing house need to be replicated in new house. ■ Concerned with second floor windows looking directly into bedrooms, would like to see them eliminated, offset or placed towards the front of the house; perhaps use clerestory windows or obscure glass, would still allow for sunlight and privacy. ■ First floorwindows also look directly into house, would like to see fence (6 foot solid plus one foot of lattice) extended to front of house to provide privacy. ■ With basement house has a lot of FAR, concerned with drainage issues with basement, existing basement is very small and is for utilities. ■ When existing garage is demolished, a new fence will need to be installed immediately because we have small pets in yard. ■ There are no turnarounds in Burlingame for detached garages, don't want to see a turnaround in rear yard, there is an existing walnut tree in rear yard which could be affected. ■ Concerned with overall size of project, wished property owners contacted them to discuss proposed project prior to submitting. Additional comments from Applicant (Li Sheng Fu): All side windows have a 5'-0" sill height, will considered raising the sill height more. Will discuss fence with neighbors and improve coordination with neighbors. There were no other comments from the floor and the public hearing was closed. Additional Commission comments: Landscape plans need to clearly show the proposed fencing throughout the site. Applicant needs to communicate with neighbor regarding issues raised. Commissioner Cauchi made a mofion to place the item on the Action Calendar when complefe. This motion was seconded by Commissioner Auran. Discussion of motion: Think this is a good candidate for a design review consultant; there are a lot of commenfs which need to be addressed, referring this project fo a design review consultant will expedite process and result in a betfer project. Chair Terrones called for a voice vote on fhe motion to p/ace fhis item on the Action Calendar when plans have 6een revised as directed. The motion failed on a voice vote 2-3-1 (Commissioners Lindstrom, Terrones and Yie dissenting; Commissioner Visfica absent). � CITY OF BURLINGAME PLANN/NG COMM/SS/ON — Unapproved Minufes February 22, 2090 Commissioner Lindstrom made a motion fo refer fhe ifem fo a design reviewer. This motion was seconded by Commissioner Yie. Discussion of motion: Think design review process will be a big help to this project. Chair Terrones called for a voice vote on the motion to refer the projecf to a design reviewer. The motion passed on a voice vote 5-0-1 (Commissioner Vistica absent). The Planning Commission's action is advisory and not appealable. This ifem concluded af 9:02 p.m. 10 Received After - 02.22.10 PC Mtg. '' Agenda Item #3 - 1117 Balboa Ave. - 2 pgs. CD/PLG-Strohmeier, Erica Page 1 of 2 IIMUNICAT1011� RECEI ] e9FTER PREPA.RATION OFSTAFFREPORT From: Barry Ongerth [barry@travelodgesfairport.com] Sent: Monday, February 22, 2010 9:59 AM To: CD/PLG-Strohmeier, Erica Cc: christina@travelodgesfairport.com Subject: 1117 Balboa Ave. remodel Hi Erica: ( t ;` ��; � �� `F; . s.�,.. .,, ......, . . 6,�.,. ,e -- .. _. � .� � �� t rt Thanks for taking the time to talk to my wife, Christina and I on Friday. Per our conversation, I am sending this email prior to the meeting this evening. I have been the owner of 1111 Balboa Ave since 1980. My wife and I both attended Burlingame High School. We plan on living in our house forever. Burlingame is a small close-knit community which has become one of the most desirable locations on the peninsula. It has attracted people from far and near. Some have come to live while others have come temporarily, rebuilding houses as temporary real estate investments to try to turn the property quickly realizing a profit. Iry Hartsook lived at 1117 Balboa since the 1950's. He was my neighbor for almost 30 years. He passed away in 2008 and his daughter was forced to sell the house in 2009. I have never met the new owners of the property. I have never met the architect who submitted the plans for the remodel. No one has ever approached us to say hello or get our feedback. In fact, the only time we talked to anyone from their group was when a lady was walking through our flowerbed in our front yard measuring some distances. My wife was home at the time and went outside to ask if she could be of any assistance. The lady just said that she did not need any help. There was not a hello, an introduction or even an attempt at an explanation as to what she was doing. Relationships are very important between neighbors. When our neighbors at 1109 Balboa remodeled, they reached out to share their plans with us prior to submission. Here are the following issues that we have with the submitted plans. . The upstairs, forward, southern facing windows are in direct line with our master bedroom windows. Even though they are five feet from the floor they are still low enough to see directly into our master bedroom. We only have two windows in the entire top floor of our north facing wall. It is important to be able to open these windows without staring directly into your neighbor's windows. , Here are some possible solutions as their plans call for a large front window facing the street providing ample light and air into the front bedroom. Remove the windows completely. Install elongated windows that are 7 feet from the floor. These offer light and/or air, keeping the integrity of the design yet allowing for maximum privacy. Install obscure glass in these windows. The downstairs, forward, southern facing windows are in direct line with our downstairs bedrooms. One we use as a TV room and the other as an office/work out room. We are in these rooms often. Currently there is not a fence between this portion of our homes. We would suggest that they erect a 6 foot fence with 1 foot lattice fence at the property line to maintain privacy. . We noiiced fhat fhere are plans for a full basement, including a 1/2 bath and wetbar. Niaybe since the owners are not from Burlingame, they may not know that basements flood in the lower streets. With a finished basement and even a sum pump the ground never fully dries. Will the constant dampness invite termites, which may be a danger to our home as well? This property is not zoned for multi-family living. Do they plan on eventually building a kitchen in the basement and turning it into multi-family dwelling? 2/22/2010 Received After - 02.22.10 PC Mtg. Agenda Item #3 - 1117 Balboa Ave. - 2 pgs. Page 2 of 2 . The plans call for the demolition of the garage and the rebuilding of it. In this part of Burlingame, often the neighbor's garage serves as the fence in that portion of the backyard. That is the case here. There will need to be a fence erected here the same day as the demolition of the garage occurs. There cannot be an opening into our backyard during there construction process. This has to be a professional fence as we have a nicely landscaped backyard and entertain often there: We also have pets which we do not want wandering from our yard. My wife and I recognize the continual change of the neighborhoods in Burlingame. We just hope that it occurs with taste and with neighbors working together. Barry Ongerth Owner San Francisco Airport South Travelodge c 650/255-6568 barry@travelodgesfairport.com www.travelodgesfairport.com _ .. r, ,��.�, � --':� .4i .. '_uI.1 L�;..,. r:i=1'ICATIONRECEIY�l� AFI ER PREPARATION OF STAFF REPORT 2/22/2010 COM(�IUN(7Y DEVELOPMENT DEPARTkAENT • 501 PR�MRosE RoAn • BURUNSEw►e, CA 9401 Q 6URLJNGAME p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org �■ ��I�� V � �� ■ { ■� ��. Y�■� V do�/Y.�� Type of application: � Design Review ❑ Variance ❑ Parcel #: � 2�' `� � � � � p�� ❑ Conditional Use Permit � Special Permit ❑ Other. PROJECT ADDRESS: I � � �� p Please indicate the contact persan for ttus project APPLICANT project contact person ❑ OK to send electronic copies of documents ❑ Name: ��G 1—f �I�! �.�c?Lc� Address: � Z2� (u `�� City/StatelZip: S • �;� � Phone: �� %'s Fax: E-mail: ARCHITECT/DESIGNER projest contact person 0 OK to send elecfronic copies of documents ❑ PROPERTY OWNER Proiectcontact person ❑ OK to send electronic copies of documents ❑ Name: �1 �l��l �-1/�� LG�ZcJ Address: �� Z� � ��' City/State/Zip: s • �� r�� Phone: ��` b�'�J-� $G � �i�'. 'i . ' /.,� i� '/ Name: �'� ��%��1 � Address: (� %�r��'�� City/StatelZip: ��ii�� Phone: � � �/ � �� — � 2 �Z D 9� �.� 0 ) 67� � � � I `L , Fax: � E-mail ;(D)6��-� . !�J �'✓� v .Z C�Z�j2 � Burlingame Business icense #: PROJECT DESCRIPTtON: .�T'U� � 5��'� 5 j�� N� f� �� E �� AFFADAVIT/SIGNATURE: I hereby certify under penalfy of perjury that the information given herein is true and correct to the best of my knowledge and belief ��`�/� � p ; ApplicanYs signature: Date: � I am aware of the propased d��icat�on and he; eby authorize the above applicant to submit this application to the Planning Commission. ' / � Property a�n�r`s signatur . Qate: � Zl � 1 `� % Date submitted: � ��' � G� `1 � Verification that the project architect/designer has a valid Buriingame 6usiness iicensE ��il be rc��r�d by th� Finance Department at the time application fees are paid. ❑ Please mark one box above with an X to indicate ihe contact person for this project S:Viandouts�PC Apptication 2o08-B.handout City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 � www.burlinaame.orq CITV ��. ;��i'-� : �� ,�Z,.� �,. e . � ,e ,�..o.... ��.�� f E C � � 2009 CITY OF BURLINGAME ; � `� ,_ SPECIAL PERMIT APPLICATION . CI"fY GF 'BURLIivi A��i'� ?1 4PdiJING �J�PT. 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. 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 characterisfics ofthe new construction or addition are consisfent wifh the existing structure's design and wiih the existing sfr�e� t and neighborhood. _ -�`u, �p�, �-,� i�-��r �-�e.. ��,�- 6��12 2��-e d-��^^ � 7��'�''' ��.�;� / � �' 45� P>a�e M�-• h��'- . �o � 7�� . G��. . • /�c,^ : �,�r a-�- ��t�� l� �, p �• +.t ��e �:c�+-� S Ca� ��'�-t%�^ � S?�-�-g c"P'Q- �Dleg �'�^� , �i � � " �/�� E) �� `�� °� �� 2. Explain how the variety ofroof line, facade, exterior finish materials and elevations of fhe proposed new structure or addition are consistent with the exisfing structure, streef and neighborhood �� -� jsT�� 7f�e.h� .,e�►�c.,�.. �e �,w�.�%lu� � � r.�+� � � . � - , � � � G�- ��B-Q�-.�-o-� � l�f�'�' ,�,,�'`' �- �e �'�"� � YE °J �e ,..�� c�e . ,�.� .�hf-�'Sr,�'°t- ��-�.a� Yl�-�� i �C�e-�- �' , � , . ' �y� — �� cr,o, t,J�� s' �:L� .�'� a"� � c%� C�5 . 3. Elow will the proposed prcjec� be cor�sisfent �:rifh fhe rp�identia! desi�.n yuiclplines adopted by ihe city (C.S. 25.57)? , . ` � � �`� �� e�- ��c-�� d� �'-��e�.� � c 7 � G��,,.. ��.��;e.��c� o� ��..�' .� ,^ CS S�'.� s7� 4. Explain how the removal of any trees located within the footprinf of any new structure or addition is necessary and is consistenf with fhe city's reforestation requirements. Whaf mitigatlon is proposed for the removal of any trees? Explain why tf�is mifigation is appropriafe. �o -�-c-es cv.:�.f�' � . . Rev. 07.2008 �i See over for explanation of above questions. SPECIAL.PERMIT.APP.FORM Project Comments Date: To: From: December 23, 2009 [� City Engineer (650) 558- 7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7273 ❑ Fire Marshal (650) 558- 7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 Staff Review: December 28, 2009 1. See attached. 2. The proposed basement may require drainage to be connected to the nearest storm drain catch basin. Contact Doug Bell at (650) 558-7230 for more information for basement drainage requirements. 3. Sewer backwater protection certification is required. Contact Public Works — E�gireering Divisio� at �E50) 558-7230 fcr additional information. Reviewed by: V V Date: 01/11 /2010 PUBLIC WORKS DEPARTMENT ENGYNEERING DIVISION PLANNING REVIEW COMMENTS The following requirements apply to the project 1 � �,'�9 'iwv -. y�syr,�f' Project Name: �r�til.� �ui�j (�+��+�j Project Address: ll l � � A property boundary survey shall be preformed by a licensed land . surveyor. The survey shall show all property lines, property corners, easements, topographical features and utilities. (Required prior to the building permit issuance.) �`��C1A� ��s `To l�" ��'S�'n"'"�'�� / �(` 'j� %,t��,�' F'"s��ialJ�L% Li�'.h0 `�¢v��YL W1ia Gn-�v 2 `'� The site and roof drainage shall be shown on plans and should be made to ,�,� -� �;,.��- drain towards the Frontage Street. (Required prior to the building permit �r�/'` issuance.) �'''��"'�L� � 3. The applicant shall submit project grading and drainage plans for approval prior to the issuance of a Building permit. 4 The project site is in a flood zone, the project sha11 comply with the City's flood zone requirements. 5 � A�Sa.�nitary sewer lateral �t is required for the project in accordance with t�e City's standards. ) 6. The project plans shall show the required Bayfront Bike/Pedestrian irail and necessary public access improvements as required by San Francisco Bay Conservation and Development Commission. 7. Sanitary sewer analysis is required for the project. The sewer analysis sha11 identify the project's impact to the City's sewer system and any sewer pump stations and identify mitigation measures. 8 Submit trafFic trip generation analysis for the project. 9. Submit a traffic impact study for the project. The traffic study should identify the project generated impacts and recommend mitigation measures to be adopted by the proj ect to be approved by the City Engineer. 10. The project shall file a parcel map with the Public Works Engineering Division. The parcel map shall show all existing property lines, easements, monuments, and new property and lot lines proposed by tne map. Page 1 of 3 U:\private development�PLANNING REVIEW CONIIvIENTS.doc PUBLIC WORK5 DEPARTMENT ENGINEERING DIVISION 11. A latest preliminary title report of the subject parcel of land shall be submitted to the Public Works Engineering Division with the parcel map for reviews. 12 Map closure/lot closure calculations shall be submitted with the parcel map. 13 The project shall submit a condominium map to the Engineering Divisions in accordance with the requirements of the Subdivision Map Act. 14 V The project shall, at its own cost, design and construct frontage public improvements including curb, gutter, sidewalk and other necessary appurtenant work. 15 The project shall, at its own cost, design and construct frontage streetscape improvements including sidewalk, curb, gutters, parking meters and poles, trees, and streetlights in accordance with streetscape master plan. 16 By the preliminary review of plans, it appears that the project may cause adverse impacts during construction to vehicular traffic, pedestrian traffic and public on street parking. The project shall identify these impacts and provide mitigation measure acceptable to the City. 17 The project shall submit hydrologic calculations from a registered civil engineer for the proposed creek enclosure. The hydraulic calculations must show that the proposed creek enclosure doesn't cause any adverse impact to both upstream and downstream properties. The hydrologic calculations shall accompany a site map showing the area of the 100-year flood and existing improvements with proposed improvements. 18 Any work within the drainage area, creek, or creek banks requires a State Department of Fish and Game Permit and Army Corps of Engineers t ermits. 1° No constractio� �ebris shall be a11o��ed into the creek. 20 � The project shall comply with the City's NPDES permit requirement to prevent storm water pollution. 21 The project does not show the dimensions of existing driveways, re- submit plans with driveway dimensions. Also claxify if the project is proposing to widen the driveway. Any widening of the driveway is subject to City Engineer's approval. 22 The pla.ns da not indicate the slope of ih� �iriveway, re-submit plans showing the driveway profile with elevations Page 2 of 3 U:\private development�PLANNING REVIEW COMMENTS.doc PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION 23 The back of the driveway/sidewalk approach shall be at least 12" above the flow line of the frontage curb in the street to prevent overflow of storm water from the street into private property. 24. For the takeout service, a garbage receptacle shall be placed in front. The sidewalk fronting the store shall be kept clean 20' from each side of the property. 25. For commercial projects a designated garbage bin space and cleaning area shall be located inside the building. A drain connecting the garbage area to the Sanitary Sewer System is required. Page 3 of 3 U:\private development�PLANNING REVIEW COMI��NTS.doc Project Comments Date: To: From: February 10, 2010 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 d City Arborist (650) 558-7254 ❑ 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 basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dweliing and detached garage at 1117 Balboa Ave, zoned R-1, APN: 026-162-090 Staff Review: No further comments. This project must comply with the Conditions of Approval as stated on the review dated 12/23/09. Revi Date: � i I � /�� o �,,. _....�,� .�,,� ,..��,�n _..� ...... ......:.�.... ....�..,N, �,.�.. . _.:.,,...., � Project Comments Date: To: From: December 23, 2009 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7273 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 Staff Review: December 28, 2009 ;�% 1,��,On the plans specify that this project will comply with the 2007 California Building Codes (CBC). ��% Per the City of Burlingame's adopted Resolution, applications received after January 1, 2009 must complete a"GreenPoint Rated Checklist". The GreenPoint Rated Checklist, and other information regarding the City's Green Building requirements, can be found on the City website at the following URL: http:!/www.burlinqame.org/Index.aspx?paqe=1219 or Contact Joe McCluskey at 650-558-7273. 3) Anyone who is doing business in the City must have a current City of Burlingame business license. 4) Provide fully dimensioned plans. 5) Provide existing and proposed elevations. 6) Specify on the plans that all work shall be conducted within the limits of the City's Noise Ordinance. 7) When you submit your plans to the Building Division for plan review provide a completed Supplemental Demolition Permit Application. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 8) Comply with the 2008 California Energy Efficiency Standards. Note: All projects for which a building permit application is received on or after January 1, 2010 must comply with the 2008 California Energy Efficiency Standards. Go to http://www.enerqv.ca.qov/title24/2008standards/ �for publications and details. Indicate on the plans that the "Flat Tile" roof will comply with Cool Roof requirements of the 2008 California Energy Code. 2008 CEC §151 (f) 12. The 2008 Residential and Non-Residential Compliance Manuals are available on line at http://www.enerqv.ca.qov/title24/2008standards/ 10) Show the distances from all exterior walls to property lines or to assumed property lines 111 Show the dimensions to adjacent structures. 12 Obtain a survey of the property lines. ,��,On the plans specify that the roof e2�es will not project within two feet of the property line. �ndicate on the plans that exterior bearing walls less than five feet from the property line will be built of one-hour fire-rated construction. (Table 602) 1� 5)�Rooms that can be used for sleeping purposes must have at least one window or door that �—'' complies with the egress requirements. Specify the size and location of all required egress windows on the elevation drawings. Note: The areas labeled "Den and "Playroom"" are rooms �hat can be used for sleeping purposes and, as such, must comply with this requirement. �6 .l�idicate on the plans that, at the time of Building Permit application, plans and engineering will be submitted for shoring as required by 2007 CBC, Chapter 31 regarding the protection of adjacent property and as required by OSHA. On the plans, indicate that the following will be addressed: a. The walls of the proposed baseinent shall be properly shored, prior to construction activity. This excavation may need temporary shoring. A competent contractor shall be consulted for recommendations and design of shoring scheme for the excavation. The recommended design type of shoring shall be approved by the engineer of record or soils engineer prior to usage. b. All appropriate guidelines of OSHA shall be incorporated into the shoring design by the contractor. Where space pernuts, temporary construction slopes may be utilized in lieu of shoring. Maximum allowable vertical cut for the subject project will be five (5) feet. Beyond that horizontal benches of 5 feet wide will be required. Temporary shores shall not exceed 1 to 1(horizontal to vertical). In some areas due to high moishire content / water table, flatter slopes will be required which will be recommended by the soils engineer in the field. c. If shoring is required, specify on the plans who's sole responsibility it is to design and provide adequate shoring, bracing, formwark, etc. as required for the protection of life and property during construction of the building. d. Shoring and bracing shal] remain in place until floors, roof, and wall sheathing have been entirely constructed. e. Shoring plans shall be wet-stamped and signed by the engineer-of-record and submitted to the city for review prior to construction. If applicable, include surcharge loads from adjacent structures that are within the zone of influence (45 degree wedge up the slope from the base of the retaining wall) and / ar driveway surcharge loads. �17 Indicate on the plans that an OSHA permit will be obtained for the shoring* at the excavation in the basement per CAL / OSHA requirements. See the Cal / OSHA handbook at: http://www.ca- osha.com/pdfpubs/osha userguide.pdf __ '` Construction Safetv Orders : Chapter 4, Subchapter 4, Article 6, Section 1541.1. �.Indicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. 19) Provide one emergency escape and egress from each sleeping room in the basement area. Sec. 1026.1. On the plans provide details for the window well as required by Sec. 1026.5 and for the required ladder access from this area as described in Sec. 1026.5.2. Provide complete details for a guardrail around this opening at grade level. 20) Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable lot coverage. Consult the Planning Department for details if your project entails landings more than 30" in height. 21 j Provide handrails at afl stairs where there are fiour or more risers. 22) Provide lighting at all exterior landings. NOiE: A written response io ihe items noteci here and pians inai speci�icaiiy ac;dre�� ii�rns 1, 2, 9, 13, 14, 15, 16, 17, and 18 must be re-submitted before this project can move forward for Planning Commission action. ,--___._. _--------"`._--- - Reviewed by. ` ; Date: (;�(�� , 3 � � � . � 0 Project Comments Date: February 10, 2010 To: � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 From: Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Ave, zoned R-1, APN: 026-162-090 Staff Review: �- .� ��G'� C�.�'(;c�c, � �C�c�- ��.� i�%��c,�.r�u��.,�.�� +T� Q �'�'`��' �- (�c%��-' � � �-i,r G��4 �i a..�z�� 'k r e -- ��L � � �_.��t �;��cn�-�' /2�� su��'� . �f�i�.Ck��. l�� g�.e�v��y �--� C� 4�� ; , / �— Q �� /� ��n� ��L ��'� Reviewed by: ;� �, � Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Date: ;,�/f� �i'f� �-�''c� l/c2.z,�� . � Cc�c��-� rj ` C.�.c,� �� i�� CrU� �G-r�� . � Project Comments Date: To: From: December 23, 2009 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 X City Arborist (650) 558-7254 0 Recycling Specialist (650) 558-7273 0 Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 Staff Review: December 28, 2009 ❑ Require one 24"box tree in planter strip within City R.O.W. Appropriate tree list may be obtained from Parks Division at 650-558-7330 ❑ Planting strip may be subject to "Planter Strip Policy" determined by Public Works. ❑ Landscape plan shows at least addition of two landscape trees. Provide list of new pldnis / trees and sizes. Reviewed by: Bob Disco Date: 1-4-10 Project Comments Date: To: From: December 23, 2009 � City Engineer (650) 558-7230 0 Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 0 Recycling Specialist (650) 558-7273 �Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 Staff Review: December 28, 2009 Provide a residential fire sprinkler throughout the residence. 1. Provide a minimum 1 inch water meter. 2. Provide backflow prevention device/double check valve assembly — Schematic of water lateral line after meter shall be shown on Building Plans prior to approval indicating location of the device after the split between domestic and fire protection lines. 3. Drawings submitted to Building Department for review and approval shall clearly indicate Fire Sprinklers shall be installed and shop drawings shaii be approved 'ay the Fire �epar'rmenf �,ridr fe in�t�lf��ion. Reviewed by: ��`� Date: � �_,� Project Comments Date: r� From: December 23, 2009 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7273 � Fire Marshal (650) 558-7600 X NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 0 Staff Review: December 28, 2009 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 during construction. Thank you for including a list of construction stormwater pollution prevention best management practices (BMPs), as project notes, with your submitted plans for a building permit. For additional assistance, contact Kiley Kinnon, Stormwater Coordinator, at (650) 342-3727. ;1`., � Date: ��,�' �� ,- Reviewed by: �� f J RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW AND SPECIAL PERMITS RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categoricai exemption has been proposed and application has been made for Desiqn Review and Special Permits for a basement with a ceiling heiqht qreater than 6'-6" and direct exit from a basement for a new, two-story sinqle family dwelling and detached qaraqe at 1117 Balboa Avenue zoned R-1, Jinq Linq Lo, 2920 22�d Avenue, San Francisco, CA, property owr�er, APN: 026-162-090; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on April 12, 2010, 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 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single-family residences maybe constructed or converted under this exemption. 2. Said Design Review and Special Permits are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review and Special Permits 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 12th day of April. 2010 by the followina vote: Secreiary EXHIBIT "A" Conditions of approval for Categorical Exemption, Design Review and Special Permits. 1117 Balboa Avenue Effective April 22, 2010 that the project shail be built as shown on the plans submitted to the Planning Division date stamped April 1, 2010, sheets A-1 through A-7, Landscape Plan and property survey; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staf�; 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that the conditions of the Chief Building Official's February 10, 2010, and December 23, 2009 memos, the City Engineer's January 11, 2010 memo, the Fire Marshal's January 4, 2010 memo, the City Arborist's January 4, 2010 and February 11, 2010 memos, and the NPDES Coordinator's December 28, 2009 memo shall be met; 5. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to compty with all the regulations of the Bay Area Air Quality Management District; • 6. 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; 7. 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; 8. 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; 9. that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's �tarm Wat�r Ordin�n�e, to �r�v�nt er4�ion and Qff-sit� sedimentation of storm water runoff; 10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2007 Edition, as amended by the City of Burlingame; EXHIBIT "A" Conditions of approval for Categorical Exemption, Design Review and Special Permits. 1117 Balboa Avenue Effective April 22, 2010 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 foundation inspection, a licensed surveyor shall locate the property corners, set the brailding footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 12. 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; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. m CITY OF BURLINGAME � COMI�IUNITY DEVELOPMENT DEPARTMEf�k��-�,•� BURLINGAML 501 PRIMROSE ROAD � � ��=��;:,� � � �� BURLWGAME, CA 94010 �'�� . a'� �� f� '�'� ..� PH: 650 558-7250 • FAX: 650 6�� ,�; ( ) ( ) -�-•�� ;: �:�; � - www.burlingame.org ��==�:=� � �„� � ��- T - � ,�=r �� 9 �:.� �Y.a- . '`�°s r.''�"'��` �� Site: 1117 BALBOA AVENUE The City of Burlingame Planning Commission announces the following public hearing on MOMDAY, APRIL 12, 2010 at 7:00 P.M. in the City Hall Cauncil (hambers, 501 Primrose Road, Burlingame, CA: Application for Design Review and Special Permit for a hasement and direct exit from a basement for a new, two- story single family dwelling and detached garage at 1117 BALBOA AVENUE zoned R-1. APN 016-162-090 Mailed: April 2, 2010 (Please refer to other side) CiS�-ii5�Gz3?� � ��.��i} f:':aileci �=roe; ��(� i0 i.�-�'�' �� ''�..+' �,i � � ��'� ��d��'�� f�� Cit,� of �urlin�a�te A copy of the application and plans for this `project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame,: California: If you challenge the subject appiication(s) in cour't, you may be iimited 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 nofice are responsible for informing their tenants about this notice. For additional information, please calL (650) 558-7250: Thank`you. William Meeker r-„rr,r�� r;ty �eL�nl��mont- IliroCt�r vvi i i � u �`��e ��6�� (Please refer fo other sideJ City of Burlingame Design Review and Special Permits Address: 1117 Balboa Avenue Item No. Design Review Study Meeting Date: February 22, 2010 Request: Application for Design Review and Special Permits for a basement with a ceiling height greater than 6'-6" and direct exit from a basement, for a new, two-story single family dwelling and detached garage. Architect: Li Sheng Fu APN: 026-162-090 Applicant and Property Owner: Jing Ling Low Lot Area: 6,000 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The applicant is proposing to demolish an existing single-story house and detached garage to build a new, two-story single family dwelling with a basement and detached two-car garage. The proposed house and detached garage will have a total floor area of 3,329 SF (0.55 FAR) where 3,420 SF (0.57 FAR) is the maximum allowed (project is 91 SF below the maximum allowed FAR). The entire basement area (583 SF) is exempt from the FAR calculation. The project includes a detached two-car garage (20' x 20') which provides two covered parking spaces for the proposed five-bedroom house. There is one uncovered parking space (9' x 20') provided in the driveway. All other Zoning Code requirements have been met. The applicant is requesting the following: ■ Design Review for a new, finro-story single family dwelling and detached garage (CS 25.57.010); ■ Special Permit for a basement with an interior ceiling height greater than 6'-6" (8'-0" proposed) (CS 25.28.035, fl; and ■ Special Permit for a direct exit from a basement to the exterior of the structure that is anything other than a light or window well (CS 25.28.035, g). 9197 Ba/boa Avenue Lot Area: 6,000 SF Plans date stam ed: Februa 10, 2010 PROPOSED i ALLOWED/REQUIRED SETBACKS Fronf (9si flr): 20'-0" (to porch) 20'-0" (block average) (2nd flr): 24'-7" 20'-0" (block average) Side (left): 11'-11" 4'-0" (right): 4'-6" (to closets) 4'-0" Rear (1st flr): 45'-11" 15'-0" (2nd flr): 45'-11" 20'-0" Lot Coverage: 2,105 SF 2,400 SF . 35% 40% FAR: 3,328.6 SF � 3,420 SF 0.55 FAR 0.57 FAR # of bedrooms; 5 I --- Parking: 2 covered � 2 covered (20' x 20') ` (20' x 20') 1 uncovered � 1 uncovered Design Review and Special Permits 9 917 Balboa Avenue PROPOSED f ALLOWED/REQUIRED � (9' x 20') (9' x 20') Basement: new basement with 8' ceiling height 2� CS 25.28.035, f Heighf: 29'-8" � 30'-0" DH Envelope: complies � CS 25.28.075 ' (0.32 x 6,000 SF) + 1100 SF + 400 SF = 3,420 SF (0.57 FAR) 2 Special Permit for a basement with an interior ceiling height greater than 6'-6" (8' proposed). Staff Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineer, City Arborist and NPDES Coordinator. Erica Strohmeier Associate Planner c. Li Sheng Fu, architect, 180 Martingale Drive, Fremont, CA 94539. Attachments: Application to the Planning Commission Special Permit Application Photographs of Neighborhood Staff Comments Notice of Public Hearing — Mailed February 12, 2010 Aerial Photo � ` COMMUNITY DEVELOPMENT DEPARTMEMT • 501 PtzimRosE RoAn • BURUNGAME, CA 94010 BURLJNGAI4E p: 650.558.7250 • f: 650.696.3790 • www.burlingame.arg �►PPL(�Al'IOiV i0 THIE PL�►NNtNC� �4�li�ilSStOf� Type of appiication: � Design Review ❑ Variance ❑ Parcel #: � 2G' `" �� 2" p�a ❑ Conditional Use Permi t � J Specia l P e r m i t ❑ O th e r. PROJECT ADDRESS: I � � 0 0 Ptease indicate the contact person for this project APPLICANT project contact person ❑ OK to send electronic capies of documents ❑ Name: '��1�G (-i�l� L.�7LJ Address: �� Z�� City/State/Zip: S • �;! � . Phone: � � ` �� GS Fax: E-mai! ARCHITECTIDESIGNER project contact person ❑ OK to send electronic copies of documents 0 PROPERTY OWNER project contad person ❑ OK to send electronic copies of documents ❑ Name: �111�1� uN� LG7,�3 Address: � I � Z� � ' " ` ' City/State/Zip: S • �� '� Phone: _ ��S' ��'`�—f> �G � Fax: E-mail: Name: �'� ��'�� Address: �gv �TII�� v��r�� City/State/Zip: Phone: Fax: ,�s3 ��i G� �� — �2�"7 �Y� C,�D) ol�'�� i� f.� � o) 6 �� -- � � S� E-mail: L� �?I`L�►'� . C'�J i'YL v Z C�Z�j2 x Bur(ingame Business icense #: PROJECTDESCRIPTION: Nv�'�rU 2= ST�'�"� �'u�� t�� c�"��n �i,�� AFFADAViT/SIGNATURE: I hereby certify under penaliy of perjury that the information given herein is true and correct to the best of my knowledge and belief j� /�/^ D� ; Applicant's signature: Date: I am aware of the proposed �p}�lication and hereby authorize the a��vz appl�cant to submit thls appfcation to the Planning Commission. ' � ProperEy owner`s signatur • Date: � Zl �� Date submitted: r �,,;�� 4 `1 -k Verification ti�at the project architectldesigner has a valid Burlingame business license vvill be required by the Finance Department at the time application fees are paid. ❑ Please mark one box above with an X to indicafe the contact person for this projec� S:Viandouts�PC Application 2o08-Bhandout City of Burlingame • Community Development DepaRment • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 • www.burlinqame.orq � e�rr ,��;;��,� :�\'; �.i'�� , o . .v —: ..o...� �f�,.,a. i�x, � : f "" s�..;, �S R ,,,,� `�.» �� EC '? � �009 ;rr; cF �u�ur�cnr,�` ?L4�4N�NG d�PT. 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. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. 1. Explain why the blend of mass, scale and dominant strucfural characferistics of the new consiruction or addition are consistenf with the existing structure's design and with the existing strle� t and neighborhood. _ �`�a ' ' d � �r � .n� bao%2 2t�-t-e. d� �c �u� ��c�� ,� u 5-`° PQ� Ma�^ I.]��e- .�o�� a�. �� , � : r� S�,-�' 4 �-�,' � �� S ca-� � � �.;�2.� �- (.rro�eg �-e�� , � r%��.c ��2 . � � " �;�'� (�) t� �' ��h-�C�?kG�� °�- �`��'-� 2, Explain how the variefy ofroofline, facade, exteriorfinish materials and elevations of fhe proposed new structure or addition are consistent with the existing siructure, streef and neighborhood 1 ��w� �-� jST ('�� , ��1�.� ��.�- d� ��%6�u� � `� - � ��/D �-- �a.8-e�. � � � �4-f-��..�,� ,r�,,�,� � bc�cl2 � �� , �e�, ;�e � �� r cr.e . ,� .-°-�rf-�'Su�'�- ��-t.a-� )�v;�� • � ' � — �o-� ��-�-�-�. �-� s' � ��''� �a"'2 �/ dNe C�,� . 3. l-iow �vill the �ropas�d prQ,Jecf be cansistent ��.�ith �he res6�pntial des6sn guidelines adopted by the city (C.S. 25.57)? . �G��t, �.,w- 1,�,�-cc,� ��c,�-� ��-o--�ti'� � Lo2��+�r��" L�� ti�� G�� '� r;� %�� .h� ,� � � CS� �' �-S s7� 4. Explain how the removal of any trees located within the footprinf of any new structure or addition is necessary and is consistent with the city's reforestation requirements. Whaf mitigation is Froposed f�r thp remoYal of any trees? Explain why this mifigafion is appropriafe. �1J0 �'�,.c-¢-s w.^-�.P � � • . Rev. 07.2008 � See over for explanation of above questions. SPECIAL.PERMIT.APP.FORM . � CITY OF BURLINGAME :: SPECIAL� PERMIT APPLICATION : Project Comments Date To: From: December 23, 2009 �( City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7273 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 Staff Review: December 28, 2009 1. See attached. 2. The proposed basement may require drainage to be connected to the nearest storm drain catch basin. Contact Doug Bell at (650) 558-7230 for more information for basement drainage requirements. 3. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. Reviewed by: V V Date: 01/11/2010 PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION PLANNING REVIEW COMMENTS i�'�'� � �"�%� Project Name• �Etil,� �i�( �� Project Address: �t% A'�1" �" The following requirements apply to the project 1 ✓ A property boundary survey shall be preformed by a licensed land . � 3 � surveyor. The survey shall show all property lines, property comers, easements, topographical features and utilities. (Required prior to the building permit issuance.) �`-�c31� N��s �'o ��'S�'u'�'�' �"� s��o / �t' '�i i,dC�,a�3i'►� Fjf�zi�.l�t�=.1 1.1�0 `��v�l�'L. Wl4a Gn-Sv � The site and roof dra.inage shall be shown on plans and should be made to �;� .1,a ��- drain towards the Frontage Street. (Required prior to the building permit �,y�,,..c�� issuance.) �� • The applicant shall submit project grading and drainage plans for approval prior to the issuance of a Building permit. 4 The project site is in a flood zone, the project shall comply with the City's flood zone requirements. 5 � A��Sa�iutary sewer lateral6� is required for the project in accordance with the City's standards. ) 6. The project plans shall show the required Bay&ont Bike/Pedestrian trail and necessary public access improvements as required by San Francisco Bay Conservation and Development Commission. 7. Sanitary sewer analysis is required for the project. The sewer analysis shall identify the project's impact to the City's sewer system and any sewer pump stations and identify mitigation measures. 8 Submit traffic trip generation analysis for the proj ect. 9. Submit a traffic impact study for the project. The traffic study should identify the project generated impacts and recommend mitigation measures to be adopted by the project to be approved by the City Engineer. 10. The project shall file a parcel map with the Public Works Engineering Division. The parcel map shall show all existing property lines, easements, monuments, and new property and lot lines proposed by the map. Page 1 of 3 U:\private development�PLANNING REVIEW COMI��NTS.doc PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION 11. A latest preliminary title report of the subject parcel of land shall be submitted to the Public Works Engineering Division with the parcel map for reviews. 12 Map closure/lot closure calculations shall be submitted with the parcel map. 13 The project shall submit a condominium map to the Engineering Divisions in accordance with the requirements of the Subdivision Map Act. 14 �/ The project shall, at its own cost, design and construct frontage public improvements including curb, gutter, sidewalk and other necessary appurtenant work. 15 The project shall, at its own cost, design and construct frontage streetscape improvements including sidewalk, curb, gutters, parking meters and poles, trees, and streetlights in accordance with streetscape master plan. 16 By the preliminary review of plans, it appears that the project may cause adverse impacts during construction to vehicular traffic, pedestrian tra�ic and public on street parking. The project shall identify these impacts and provide mitigation measure acceptable to the City. 17 The project shall submit hydrologic calculations from a registered civil engineer for the proposed creek enclosure. The hydraulic calculations must show that the proposed creek enclosure doesn't cause any adverse impact to both upstream and downstream properties. The hydrologic calculations shall accompany a site map showing the area of the 100-year flood and existing improvements with proposed improvements. 18 Any work within the drainage azea, creek, or creek banks requires a State Department of Fish and Game Pernut and Army Corps of Engineers Permits. 19 No construction debris shall be allowed into the creek. 20 � The project shall comply with the City's NPDES permit requirement to prevent storm water pollution. 21 The project does not show the dimensions of existing driveways, re- submit plans with driveway dimensions. Also clarify if the project is proposing to widen the driveway. Any widening of the driveway is subject to City Engineer's approval. 22 The plans do not indicate the slope of the driveway, rz-submit plans showing the driveway profile with elevations Page 2 of 3 U:\private development�PLANNING REVIEW COMI��NTS.doc PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION 23 The back of the driveway/sidewalk approach shall be at least 12" above the flow line of the frontage curb in the street to prevent overflow of storm water from the street into private property. 24. For the takeout service, a garbage receptacle sha11 be placed in front. The sidewalk fronting the store shall be kept clean 20' from each side of the property. 25. For commercial projects a designated garbage bin space and cleaning area shall be located inside the building. A drain connecting the garbage area to the Sanitary Sewer System is required. Page 3 of 3 U:\private developmentlI'LANNING REVIEW COMI��NTS.doc �Project Comments Date: To: From: February 10, 2010 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Ave, zoned R-1, APN: 026-162-090 Staff Review: No further comments. This project must comply with the Conditions of Approval as stated on the review dated 12/23/09. Reviewe Date: � �l � /�� lo Project Comments Date: To: From: December 23, 2009 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7273 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 Staff Review: December 28, 2009 �/,��On the plans specify that this project will comply with the 2007 California Building Codes (CBC). ��j Per the City of Burlingame's adopted Resolution, applications received after January 1, 2009 must complete a"GreenPoint Rated ChecklisY'. The GreenPoint Rated Checklist, and other information regarding the City's Green Building requirements, can be found on the City website at the following URL: http://www.burlinqame.orq/lndex.aspx?paqe=1219 or Contact Joe McCluskey at 650-558-7273. 3) Anyone who is doing business in the City must have a current City of Burlingame business license. 4) Provide fully dimensioned plans. 5) Provide existing and proposed elevations. 6) Specify on the plans that all work shall be conducted within the limits of the City's Noise Ordinance. 7) When you submit your plans to the Building Division for plan review provide a completed Supplemental Demolition Permit Application. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 8) Comply with the 2008 California Energy Efficiency Standards. Note: All projects for which a building permit application is received on or after January 1, 2010 must comply with the 2008 California Energy Efficiency Standards. Go to http://www.enerqy.ca.qov/title24/2008standards/ �for publications and details. Indicate on the plans that the "Flat Tile" roof will comply with Cool Roof requirements of the 2008 California Energy Code. 2008 CEC §151 (f) 12. The 2008 Residential and Non-Residential Compliance Manuals are available on line at http://www.energy.ca.qov/title24/2008standards/ 10) Show the distances from all exterior walls to property lines or to assumed property lines 11) Show the dimensions to adjacent structures. 12 Obtain a survey of the property lines. , On the plans specify that the roof eaves will not project within two feet of the property line. �4 Indicate on the plans that exterior bearing walls less than five feet from the property line will be built of one-hour fire-rated construction. (Table 602) 1�ooms that can be used for sleeping purposes must have at least one window or door that complies with the egress requirements. Specify the size and location of all required egress windows on the elevation drawings. Note: The areas labeled "Den and "Playroom"" are rooms ��iat can be used for sleeping purposes and, as such, must comply with this requirement. �6 Ifidicate on the plans that, at the time of Building Permit application, plans and engineering will be submitted for shoring as required by 2007 CBC, Chapter 31 regarding the protection of adjacent property and as required by OSHA. On the plans, indicate that the following wili be addressed: a. The walls of the proposed basement shall be properly shored, prior to construction activity. This excavation may need temporary shoring. A competent contractor shall be consulted for recommendations and design of shoring scheme for the excavation. The recommended design type of shoring shall be approved by the engineer of record or soils engineer prior to usage. b. All appropriate guidelines of OSHA shall be incorporated into the shoring design by the contractor. Where space pernuts, temporary construction slopes may be utilized in lieu of shoring. Maacimum allowable vertical cut for the subject project will be five (5) feet. Beyond that horizontal benches of 5 feet wide will be required. Temporary shores shall not exceed 1 to 1(horizontal to vertical). In some areas due to high moisture content / water table, flatter slopes will be required which will be recommended by the soils engineer in the field. c. If shoring is required, specify on the plans who's sole responsibility it is to design and provide adequate shoring, bracing, formwork, etc. as required for the protection of life and property during construction of the building. d. Shoring and bracing shall remain in place until floors, roof, and wall sheathing have been entirely constructed. e. Shoring plans shall be wet-stamped and signed by the engineer-of-record and submitted to the city for review prior to construction. If applicable, include surcharge loads from adjacent structures that are within the zone of influence (45 degree wedge up the slope from the base of the retaining wall) and / or driveway surcharge loads. 17 Indicate on the plans that an OSHA permit will be obtained for the shoring* at the excavation in the basement per CAL / OSHA requirements. See the Cal / OSHA handbook at: http://www.ca- osha.com/pdfpubs/osha userquide.pdf * Construction Safetv Orders : Chapter 4, Subchapter 4, Article 6, Section 1541.1. -1��I�dicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. 19) Provide one emergency escape and egress from each sleepinq room in the basement area. Sec. 1026.1. On the plans provide details for the window well as required by Sec. 1026.5 and for the required ladder access from this area as described in Sec. 1026.5.2. Provide complete details for a guardrail around this opening at grade level. 20) Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable lot coverage. Consult the Planning Department for details if your project entails landings more than 30" in height. 21) Provide handrails at all stairs where there are four or more risers. 22) Provide lighting at all exterior landings. NOTE: A written response to the items noted here and plans that specifically address items 1, 2, 9, 13, 14, 15, 16, 17, and 18 must be re-submitted before this project can move forward for Planning Commission action. Reviewed b. i Date: ( oZ �,�T_ �� r. Project Comments Date: February 10, 2010 To: � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 From: Planning Staff � Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 0 NPDES Coordinator (650) 342-3727 � City Attorney Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Ave, zoned R-1, APN: 026-162-090 Staff Review: , — ,� % 1�.5'L��- 9 ��r� ��..c�� Gx.C,c,�.u�� ' CL G��;!%f�C� t� ��L,c.'�G-(1 L�,.C�E'it. �a.�i�2�� r � U — �Lc=�.c. �G�,��vr 2.�;��' Y'2� �i ��:.�:s�� . �% �� 'b� !.yL� ��u�'�'�"� 4-� �47� . .— � c�r��. czlJ %� lx-L' Cvrn�h�� Reviewed by: ,� �, Date: ,,��tt �t'v z� �/�Z�.c,e�� . � C�� %' C�� 2v-�� Project Comments Date: To: From: December 23, 2009 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 X City Arborist (650) 558-7254 0 Recycling Specialist (650) 558-7273 � Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 0 City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 Staff Review: December 28, 2009 ❑ Require one 24"box tree in planter strip within City R.O.W. Appropriate tree list may be obtained from Parks Division at 650-558-7330 o Planting strip may be subject to "Planter Strip Policy" determined by Public Works. o Landscape plan shows at least addition of two landscape trees. Provide list of new plants / trees and sizes. Reviewed by: Bob Disco Date: 1-4-10 Project Comments Date: To: From: December 23, 2009 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 0 City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7273 �Fire Marshal (650) 558-7600 0 NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Design Review and Special Permit for basement with a ceiling height greater than 6'-0" and direct exit from a basement for a new, two-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 Staff Review: December 28, 2009 Provide a residential fire sprinkler throughout the residence. 1. Provide a minimum 1 inch water meter. 2. Provide backflow prevention device/double check valve assembly — Schematic of water lateral line after meter shall be shown on Building Plans prior to approval indicating location of the device after the split between domestic and fire protection lines. 3. Drawings submitted to Building Department for review and approval shall clearly indicate Fire Sprinklers shall be installed and shop drawings shall be approved by the Fire Department prior to installation. Reviewed by: ��..�`�� Date: �l' ,� Project Comments Date: To: From: December 23, 2009 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7273 0 Fire Marshal (650) 558-7600 X NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request. for Design Review and Special Permit for basement with a ceiling height greater than 6-0 and direct exit from a basement for a new, finro-story single family dwelling and detached garage at 1117 Balboa Avenue, zoned R-1, APN: 026-162-090 0 Staff Review: December 28, 2009 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 during construction. Thank you for including a list of construction stormwater pollution prevention best management practices (BMPs), as project notes, with your submitted plans for a building permit. For additional assistance, contact Kiley Kinnon, Stormwater Coordinator, at (650) 342-3727. _ - :�;::_ r - - `'r", Date: f� �,�' �� Reviewed by: �� G , . CITY OF BURLINGAME � � COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD ��u � �4� BURLINGAME, CA 94010 : ' � PH: (650) 558-7250 m FAX: (650) 696-3790 ' _ www.burlingame.org Site: 1117 BALB0�4 AVENUE The City of Burlingame Planning fommission announces the following pu6lic hearing on MONDAY, fEBRUARY 22, 2010 at 7:00 P.M. in the fity Hall. Council Cham6ers, 501 Primrose Road, Burlingame, (A: Application for Design Review and Special Permit for a basement and direct exit fram a basement for a new, two- story single family dwelling and detached garage at 1117 BALBOA AVENUE zoned R-1. APN 026-162-090 Mailed: Februnry 12, 2010 (Please refer to other side) �Q��9� ��A�E�� *��I �� Cifv �� ►'linaarne A copy of the application and plans for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior io the public hearing. Property owners who recsive this notice are responsible for informing their tenants about this notice. For additional information, please call (650) 558-7250. Thank you. William Meeker Community Development Director ��J��9� ��6�� '�� (Pleasz ref2r to other side)