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HomeMy WebLinkAbout535 Almer Road - Staff ReportMEMO DATE: June 16, 2006 TO: Planning Commission FROM: City Planner Planner's Report Meeting Date: 6/26/06 RE: FYI —REVISION TO AN APPROVED RESIDENTIAL CONDOMINIUM PROJECT AT 535 ALMER ROAD, ZONED R-3. History: On November 25, 2002, the Planning Commission approved an application for a residential condominium permit to allow for construction of a new three-story, four -unit residential condominium building at 535 Almer Road, zoned R-3 (November 25, 2002, Planning Commission Minutes). A building permit for construction was issued in April, 2004, and the project is nearing completion. Summary: The applicant is proposing several changes to the interior and exterior of the building. In a letter dated June 12, 2006, the architect summarizes the changes proposed to the project and provides reasons why the changes are necessary. The previously approved and revised plans (date stamped June 12, 2006) are included for your review. Changes to the interior and exterior of the building are clouded on the proposed building elevations. Planning staff would note that because of the minor revisions to the building, it was determined that the project could be reviewed by the Commission as an FYI item. If the Commission feels there is a need for more study, this item may be placed on an action calendar for a second review and/or public hearing with direction to the applicant. Ruben Hurin Planner ATTACHMENTS: November 25, 2002 Planning Commission Minutes Originally Approved and Revised Plans (dated stamped June 12, 2006) City of Burlingame Planning Commission Minutes November 25, 2002 at any time a resolved b request to add bey e City, not by the d the neighborhood : verages; feel that the sewer is an issue to be perty owner who w is to develop the lots. Acti • : Chair Osterling ca -d for a roll call vot- and the motion to approve, b esolution, with amended coditions failed on a -3 vote (Cers. Bro gg and Keele dissenting a : Cers. Bojues, Keighran and istica absent). A t - vote is no action any e application is denied. App:. procedures were advised. T item concluded . 9:43 p.m. Acting Ch. Osterling called fo a 5-minute break. The Co ' 'ssion reconvened at 9:49 6. 716 C 9 NCORD WAY- ZO V NCE FOR A F PLICANTS AND P PLANNER: CATHE ED R-1 — APPLICATION FO' DESIGN REVIEW AND T AND SECOND STORY ADDITION (CHARLES OPERTY OWNERS; GEOR ' SKINNER; ARCHITECT E BARBER This item was continued to the December 9, 2002, meeting. p F. OOR AREA RATIO SUZANNE SAUL, (57 NOTICED) PROJECT 7. 535 ALMER ROAD — ZONED R-3 — APPLICATION FOR CONDOMINIUM PERMIT FOR A NEW THREE- STORY, FOUR -UNIT RESIDENTIAL CONDOMINIUM (MANOOCHEHR JAVAHERIAN, APPLICANT AND PROPERTY OWNER; GLUSH DESIGN ASSOCIATES, DESIGNER) (103 NOTICED) PROJECT PLANNER: RUBEN HURIN a. Condominium Permit b. Tentative Condominium Map Reference staff report 11.25.02, with attachments. CP Monroe presented the report, reviewed criteria and staff comments. Forty-six conditions were suggested for consideration. The Commission asked staff: can the required tree protection report by a qualified arborist address the maintenance of the oak tree and initial pruning; does condition #11 ensure that the Black Acacia tree will be removed, it appears that the neighbors would like it removed and the City Arborist has indicated that he thinks this species of tree holds little value. CA Anderson noted that a tree removal permit was previously issued for the Black Acacia tree the conditions could be modified to require initial pruning of the oak tree and to suggest future maintenance measures for this tree as well as to require the removal of the Black Acacia, if this is agreed to by the owner. Acting Chair Osterling opened the public hearing. Glush Dada, designer, was present to answer questions. She noted that based on the Commission's last comments, the project was redesigned to eliminate the setback variance, this revision required that one of the extra parking spaces be removed and the remaining area was used to provide storage areas for the units. The owner intends to remove the Black Acacia tree. There were no further comments from the floor and the public hearing was closed. Commission discussion: in order to eliminate a minor variance, the applicant has removed one parking space and made another space more difficult to access, seems like this is an unfortunate trade-off for an area in the community that is so impacted by parking; feel that trade-off is necessary, no required spaces were eliminated and in any case, there did not appear to be justification for a variance on the lot; it has been noted that on -site parking for newer condominiums has been more than adequate, so this should work as well. C. Keele moved to approve the application for a condominium permit, by resolution, with the following amended conditions: 6 City of Burlingame Planning Commission Minutes November 25, 2002 1) that the project shall be built as shown on the plans submitted to the Planning Department date stamped October 15, 2002, sheets A.1, A.5 through A.7 and C-1 (Boundary and Topographic Survey), date stamped November 1, 2002, sheet L-1, and date stamped November 18, 2002, sheets A2, A2a, A.3, A.4, and A8; with 1,595 SF of common open space and a 16'-1" front setback; and that the landscaping, including trees, shrubs, ground cover and vines shall be planted as shown on the revised Landscape Plans (sheet L-1), date stamped November 1, 2002; 2) that a wooden fence, with a maximum height of 7'-0" above highest adjacent grade (6' solid with 1' of lattice), shall be installed along the south property line (rear property line between 535 and 525 Almer Road); 3) that any changes to the size or envelope of the building, which would include expanding the footprint or floor area of the structure, replacing or relocating windows or changing the roof height or pitch, shall be subject to Planning Commission review; 4) that the conditions of the City Engineer's November 6 and October 23, 2002 memos, the Chief Building Official's September 9, 2002 memo, the Fire Marshal's September 9, 2002 memo, the City Arborist's October 2, 2002 memo, and the Recycling Specialist's September 9, 2002 memo shall be met; 5) that the maximum elevation at the top of the roof ridge shall not exceed elevation 67.66' as measured from the average elevation at the top of the curb along Almer Road (32.66') for a maximum height of 35'-0", and that the rotunda at the front of the building which rooftop access shall have a maximum elevation of 72.33', or 39'-8" from average top of curb, and that the rotunda shall not exceed 5% of the rooftop area; 6) that the finished grading of the garage floor, the finished slab of the garage floor, the top of each floor and final roof ridge shall be surveyed and approved by the City Engineer as the construction and framing proceeds and prior to final framing and roofing inspections. The garage fmish grade shall be 25.25', the garage floor finished floor shall be elevation 26.41'; first floor finished floor shall be elevation 35.24'; second floor finished floor shall be elevation 45.24'; third floor finished floor shall be elevation 55.24; and the top of ridge elevation shall be 67.66'. Should any framing exceed the stated elevation at any point it shall be removed or adjusted so that incursion into the side setback for the basement vent grate and the final height of the structure with roof shall not exceed the maximum height shown on the approved plans; 7) that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners, set the building envelope; 8) that prior to underfloor frame inspection the surveyor shall certify the first floor elevation of the new structure(s) and the various surveys shall be accepted by the City Engineer; 9) that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height; 10) that storage of construction materials and equipment on the street or in the public right-of-way shall be prohibited; 11) that the applicant shall remove the 32-inch Black Acacia tree at the rear of the lot and that a Tree Removal Permit will be required from the City before its removal; 12) that the amount of impervious surfaced area within the dripline of the existing oak tree in the adjacent common and private open space shall be determined by an arborist's report and approved by the City's Senior Landscape Inspector prior to issuance of a building permit and the root zone of the tree shall be protected during construction based on an arborist's report as approved by the City's Senior Landscape Inspector; and the paving of impervious surface in the rear common and adjacent private open space shall be not expanded without an amendment to this condominium permit; and that the arborist's report shall also address initial pruning and enhancement of the oak tree and that the owner shall comply with the recommended measures; and that the arborist's report shall recommend future maintenance measures for the oak tree; 13) that this proposal shall comply with all the requirements of the Tree Protection and Reforestation Ordinance adopted by the City of Burlingame in 1993 and enforced by the Parks Department; complete landscape and irrigation plans shall be submitted at the time of building permit application and the street trees will be protected during construction as required by the City Arborist; 14) that an irrigation plan consistent with the City's water conservation guidelines shall be submitted and approved by the City prior to issuance of a building permit; 15) that the underground parking garage shall be designed to city standards and shall be managed and maintained by the condominium association to provide parking at no additional fee, solely for the condominium owners, and that no portion of any parking area and/or egress aisles shall be converted to any other use or any support activity such as 7 City of Burlingame Planning Commission Minutes November 25, 2002 storage or utilities, there shall be no storage of automobiles, boats or recreational vehicles within assigned or guest parking stalls; and that the none of the parking spaces shall be rented, leased or sold; 16) that the guest parking shall not be assigned to any unit and shall be owned and maintained by the homeowners association for the use of all visitors to the site; and that `guest parking stall' shall be marked on the guest parking space and shall be located in a code compliant parking stall; 17) that parking assignments to each dwelling unit shall be left to the developer and tenant association; 18) that the Covenants Conditions and Restrictions (CC&Rs) for the condominium project shall require that the guest parking stall shall be reserved for guests only and shall not be used by condominium residents; 19) that the final inspection shall be completed and a certificate of occupancy issued before the close of escrow on the sale of each unit; 20) that the developer shall provide to the initial purchaser of each unit and to the board of directors of the condominium association, an owner purchaser manual which shall contain the name and address of all contractors who performed work on the project, copies of all warranties or guarantees of appliances and fixtures and the estimated life expectancy of all depreciable component parts of the property, including but not limited to the roof, painting, common area carpets, drapes and furniture; 21) that the trash receptacles, furnaces, and water heaters shall be shown in a legal compartment outside the required parking and landscaping and in conformance with zoning and California Building and Fire Code requirements before a building permit is issued; 22) that the security gate system shall include an intercom system connected to each dwelling which allows residents to communicate with guests and to provide guest access to the parking area by pushing a button inside their units; 23) that the design of the new building shall incorporate the seismic standards of the California Building Code, 1998 Edition; 24) that the project shall be required to comply with all the standards of the California Building and Fire Codes, 1998 edition, as amended by the City of Burlingame for structural stability; 25) that all runoff created during construction and future discharge from the site shall be required to meet National Pollution Discharge Elimination System (NPDES) standards; 26) that the applicant shall submit an erosion and sedimentation control plan describing BMPs (Best Management Practices) to be used to prevent soil, dirt and debris from entering the storm drain system; the plan shall include a site plan showing the property lines, existing and proposed topography and slope; areas to be disturbed, locations of cut/fill and soil storage/disposal areas; areas with existing vegetation to be protected; existing and proposed drainage patterns and structures; watercourse or sensitive areas on -site or immediately downstream of a project; and designated construction access routes, staging areas and washout areas; 27) that off -site runoff shall be diverted around the construction site and all on -site runoff shall be diverted around exposed construction areas; 28) that methods and procedures such as sediment basins or traps, silt fences, straw bale dikes, storm drain inlet protection such as soil blanket or mats, and covers for soil stock piles to stabilize denuded areas shall be installed to maintain temporary erosion controls and sediment control continuously until permanent erosion controls have been established; 29) that construction access routes shall be limited in order to prevent the tracking of dirt onto the public right-of-way, clean off - site paved areas and sidewalks using dry sweeping methods; 30) that if construction is done during the wet season (October 15 through April 15), that prior to October 15 the developer shall implement a winterization program to minimize the potential for erosion and polluted runoff by inspecting, maintaining and cleaning all soil erosion and sediment control prior to, during, and immediately after each storm even; stabilizing disturbed soils throughout temporary or permanent seeding, mulching matting, or tarping; rocking unpaved vehicle access to limit dispersion of mud onto public right-of-way; covering/tarping stored construction materials, fuels and other chemicals; 31) that common landscape areas shall be designed to reduce excess irrigation run-off, promote surface filtration and minimize the use of fertilizers, herbicides and pesticides; 32) that trash enclosures and dumpster areas shall be covered and protected from roof and surface drainage and that if water cannot be diverted from these areas, a self-contained drainage system shall be provided that discharges to an interceptor; 33) that drainage from paved surfaces, including parking lots, driveways and roofs, shall be routed through buffer strips where possible and shall be filtered through fossil filters or other petroleum absorbent system inserted into stormwater inlets prior to discharge into the storm drain system; 8 City of Burlingame Planning Commission Minutes November 25, 2002 the property owners shall be responsible for inspecting and maintaining all filters on at least a biannual basis as well as immediately prior to and once during the rainy season (October 15 — April 1) or as required by the City upon inspection; 34) that all site catch basins and drainage inlets flowing to the bay shall be stenciled. All catch basins shall be protected during construction to prevent debris from entering; 35) that demolition of the existing structures and any grading or earth moving on the site shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 36) that the applicant shall install fire sprinklers and a fire alarm system monitored by an approved central station prior to the final inspection for building permit; 37) that all construction shall abide by the construction hours established in the Municipal Code; 38) that the method of construction and materials used in construction shall insure that the interior noise level within the building and inside each unit does not exceed 45 dBA; 39) that all new utility connections to serve the site, and which are affected by the development, shall be installed to meet current code standards and local capacities of the collection and distribution systems shall be increased at the developer's expense if necessary; 40) that all utilities to this site shall be installed underground. Any transformers needed for this site shall be installed underground or behind the front setback on this site; 41) that sewer laterals from the site to the public sewer main shall be checked and shall be replaced to city standards as required by the development; 42) that abandoned utilities and hookups shall be removed; 43) that all drainage (including water from the below grade parking garage) on site shall be required to be collected and pumped to Almer Road; 44) that project approvals shall be conditioned upon installation of an emergency generator to power the sump pump system; and the sump pump shall be redundant in all mechanical and electrical aspects (i.e., dual pumps, controls, level sensors, etc.). Emergency generators shall be housed so that they meet the City's noise requirement; 45) that the applicant shall comply with Ordinance 1645, the City of Burlingame Recycling and Waste Reduction Ordinance, and shall submit a waste reduction plan and recycling deposit for demolition and new construction, before receiving a demolition permit; and 46) that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance. The motion was seconded by C. Auran. Acting Chair Osterling called for a voice vote on the motion to approve the condominium permit. The motion passed on a 4-0-3 (Cers. Bojues, Keighran, and Vistica absent). C. Keele moved to recommend approval of the tentative condominium map to the City Council. The motion was seconded by C. Auran. Acting Chair Osterling called for a voice vote on the motion to recommend approval of the tentative condominium map. The motion passed on a 4-0-3 (Cers. Bojues, Keighran, and Vistica absent). Appeal procedures were advised. This item concluded at 10:10 p.m. 8. 808 EDG . ' ILL DRIVE — ZONED C-R — APPLICATION FOR P G VARIANCES FOR A NEW, THREE- STOR , UPLEX ON EDGEHILL P ' AND AN ATTACHED GLE-STORY COMM ' IAL BUILDING ON 'ALIFORNIA DRIVE (M 1 JALILIE, APPLICANT AND OPERTY OWNER; ARCHITECTURE, CHITECT) (30 NOTICED 'ROJECT PLANNER: RUB HURIN This item was conti . ed to the December 9, 2002 eeting. 9. 1301 BURLIN DECLARAT (ROBER NOTIC ) AME AVENUE- ZONED C- N AND COMMERCIAL D RADSBY, 8 INC., APPLIC PROJECT PLANNER: E , SUBAREA A- APPLIC ION FOR A MITIGATE GATIVE GN REVIEW FOR A N N. SINGLE -STORY, AIL BUILDING T AND ARCHITECT; VTAR JOHAL, PROP TY OWNER) (36 LEWIT Re erence staff report 11.25.0 , with attachments. P1 staff comments. Nineteen r Lewit presented report, reviewed criteria and nditions were suggested '• r consideration. The Commission asked if the City's 9 City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: Design Review Conditional Use Permit Variance Special Permit Other ✓ Parcel Number: Project address: ? S e1r APPLICANT // Name: tit • Talk; ,vlc( Address: 4929 v/S/a A City/State/Zip: Al///6 rc (a I C 0 3 Phone (w): (6S D) 2g -3S'7 '-( (h): (6s-1), G 9 2_ 2-6 03 (t): (6sb) 6q2- yLj (O ARCHITECT/DESIGNER Name: -sh %r. <r �4-SS n Address: (S7 Z /✓6 rids `ci .-e ,r . City/State/Zip: Sae) 51DS c eA 9 S! 2 Phone (w): (1/41:) 2 lvg- 166.5" (h): (f): q i0.0 / 0 PROPERTY OWNER Name: Address: City/State/Zip: Phone (w): (h): (t): Please indicate with an asterisk * the contact person for this project. RE E- J - - JUN 1 2 2006 CITY OF BURLINGAME PLANNING DEPT. PROJECT DESCRIPTION: 7 fi/pJiTCr9%+��-•.��.. AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant's signature: Date: if? Jo‘., I know about the proposed application and hereby authorize the above applicant to submit this application to the Planning Commission. Property owner's signature: Date: (/(z/b 6 Date submitted: (o (l z (o (o PCAPP.FRM Planning Department City of Burlingame Re: 535 Almer Road, Burlingame RED JUN 1 2 2006 CITY OF BURLINGAME PLANNING DEPT. M. Javaherian 1029 Vista Grande Millbrae, CA 94030 June 12, 2006 As the above referenced project is nearing completion, we would like to inform you that some variations to the originally approved plan had to be made which are reflected in the revised drawings and photographs being submitted herein. These changes became necessary because of structural, technical, or functional issues which became apparent during construction. In all cases, we believe these changes have further improved the functionality and aesthetic qualities of the project. A summary of the changes is provided below. 1. The garbage area was moved from the ground floor to the garage area (see Sheet A-3) 2. The garbage chute was moved to the rear of the building to be accessible to all units (see Sheets A-3, A-4, A-5 and A-6) 3. The side opening to the rear stairs serving the garage was replaced by a window to prevent rain water from entering the stair area and flowing into the garage area (see sheet A-8a) 4. Structural columns were introduced at the corner of the rear balcony (see sheet A-5) 5. The roof over the front entry porch was modified to allow installation of a second story window and use of clay roof tile to match the roofing material used in other areas of the building (see sheet A-8) 6. The location of some of the windows in the stair tower was changed to avoid the stringer support of the stairs (see sheets A-8 and A-8b) 7. The balcony railings were redesigned to reflect the vocabulary used in the design of the building {see sheets A-8, A-8a, and A-8b) 8. The front facade wall was extended to hide the extensive electrical panels and gas meters required by PG&E (see sheet A-8) 9. Foam belly bands were replaced by fewer bands using true stucco. Bands and expansion joints were omitted where not needed (see sheets A-8, A-8a and A-8b) 10. The decorative element expressing the fire place on the facade was omitted and replaced with a functioning chimney (see sheet A-8b) We woutct greatly appreciate your timely review and approval of these necessary changes. If you have any questions, please contact me at 650-208-3594. Manoochehr Javaherian Ar\it 535 ALA COi.IItIUNICATIONRECEIMED AFTER PREPARATION.`; TAFFREPORT. -RECEIVED J U N 2 6 2006 CITY OF BURLINGAME PLANNING DEPT. VP..-FW,W• „ff AP' 1 `,_, \, tl1C ‘11 4 ��I P\tt 1115 , ' 141