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Home My WebLink About117 Costa Rica Avenue - Staff ReportItem No. Regular Action PROJECT LOCATION 117 Costa Rica Avenue , ` City of Burlingame Item No. Regular Acti n Negative Declaration, Design Review and Special Permit Address: 117 Costa Rica Avenue Meeting Date: May 10, 2010 Request: Negative Declaration, Design Review and Special Permit for a basementwith a ceiling height greater than 6', for a new two-story single family dwelling and detached garage. Applicant and Designer: Florian Speier, Zeitgeist Design Property Owners: Jolanda and Gary Breazeale General Plan: Low Density Residential APN: 028-316-090 Lot Area: 8,220 SF Zoning: R-1 Environmental Review: The existing single story house on the property was built in 1921. Based upon documents that were submitted to the Planning Division by a Burlingame Citizen on September 25, 2009, it was indicated that the entire subdivision within which this property is located (Burlingame Park No. 2) may have historical characteristics that would indicate that properties within this area could be potentially eligible for listing on the National or California Register of Historical Places. An Historic Resource Evaluation was conducted by Page & Turnbull, Inc. that concluded that the building contains sufficient historic integriry to be considered a contributing resource to a potential historic district, but it is not eligible for individual listing on the California Register of Historical Resources underfour criterions. Those four criterion include: Events for local significance as a resource; Persons as a resource associated with the lives of persons important to local history; Architecture that "embodies the distinctive characteristics of a time and period"; and Information Potential. Because there was a potential impact on historic resources, a Negative Declaration was prepared forthe project. Based on the analysis by Page and Turnbull, it was determined that there would be no adverse environmental impacts, and a Negative Declaration has been prepared. Background: On July 13, 2009, the Planning Commission reviewed an application for Design Reviewfora new, two-story single family dwelling and detached garage at their Design Review Study Meeting. The Commission had many comments and concerns about the proposal and voted to send the project to a design review consultant. They also proposed the option to completely redesign the project and to return to the Planning Commission as a Design Review Study item rather than going to the design review consultant. The applicant chose to completely redesign the project and resubmitted an application for the revised project to the Planning Division on November 24, 2009. 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 area and a detached garage. The proposed house and detached garage will have a total floor area of 3,944 SF (0.48 FAR) where 4,130 SF (0.50 FAR) is the maximum allowed (project is 186 SF below the maximum allowed FAR). The entire basement area (631 SF) is exempt from the FAR calculation, because it meets the City's definition of a basement. The project includes a detached garage (468 SF) which provides one code-compliant covered parking space for the proposed four-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 applications: ■ Design Review for a new two-story single family dwelling and detached garage (CS 25.57.010); and ■ Special Permit for a basement with a ceiling height greater than 6'-6" (8'-0" proposed) (CS 25.28.035, fl. Negative Declaration, Design Review and Special Permit 117 Costa Rica Avenue 117 Costa Rica Avenue Lot Area: 8,220 SF Plans Date Stam ed: A ril 22, 2010 PROPOSED ALLOWED/REQUIRED SETBACKS ._ _.._..----.. _..__. __._. _ ...... _._.... _......_ _---_... . ..... _.... _. Front (1st flr). 28'-10" 25'-10 (block average) (2nd flr): 27'-0" (to cantilever) 25'-10" (block average) _.._..__ _.._..._ _ . __. __-- __.. __... _.._ _....... _ _....._ _...__.. Side (left): 4'-0" (to guestroom) 4'-0" (right): 5'-4" (to 2"d story roof eave) 4'-0" _.... _ _....._ __ _.._— _ _. ... _.. . . __... __- -- ._ -. Rear (1st flr): 79'-0" (to trellis) 15'-0" (2nd flr): 82'-6" (to 2"d story eave) 20'-0" _......_ _... __ _ _ _ - - ... , .. _. _ _ _ Lot Coverage: 2,418.5 SF , 3,288 SF 29% 40% _..... _..__... ____ __ __... _.... ----._ .. _ ... .. _ __.... _. _____._ _. _ FAR: 4,078.5 SF 4,130.4 SF 0.50 FAR 0.50 FAR' _ _..._ _.. _ _ -- _ _ . .. . .. . .. . . ... . ---..... --- —._. __.. _ ._ _ _. # of bedrooms: 4 ' --- _...._ __.._ _....... _--_ _._.... _._.— _......._ _..... _._..... Parking: 1 covered 1 covered (10' x 20') (10' x 20') 1 uncovered 1 uncovered (9' x 20') (9' x 20') _.__..— _._ _._.___ ___ __..___ _.. ___.. _.... _ . _._ . _ _'_._ _..._.. _.... Height: 2g _2�� 30 -0' __--- - - --- p _... _ __. ---__._ _ ___. .. __... ._ _...---- __._._ ... .. _ _. DH Envelo e: complies CS 25.28.075 ' (0.32 x 8,2200 SF) + 1100 SF + 400 SF= 4,130.4 SF (0.50 FAR) Staff Comments: See attached memos from the Chief Building Official, City Arborist, Fire Marshal, City Engineer and NPDES Coordinator. Design Review Study Meeting: At the Planning Commission Environmental Scoping and Design Review Study meeting on March 8, 2010, the Commission discussed the amount of details in the drawings, the location of the proposed garage, the amount of windows at the rear elevation and the proposed entryway and voted to place the item on the Regular Action Calendar when the plans had been revised as directed (March 8, 2010 Planning Commission Minutes). The designer submitted revised plans on April 22, 2010, and a response letter on May 5, 2010, to address the Commission's concerns. The revised plans include: more detail to the building elevation drawings, the garage was pushed along the right side property line in the rear 30% of the lot, 14.25 SF was added to the entrance area on the first floor for better circulation, stucco columns were added at the front porch entry way, and operable windows were added on the second floor rear elevation. Please see the March 8, 2010 Planning Commission minutes and the applicants response letter (dated May 5, 2010) for other comments that were addressed. 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; -2- Negative Declaration, Design Review and Special Permit 117 Costa Rica Avenue 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 and within the Negative Declaration. Action should include specific findings for accepting the environmental document (Negative Declaration), Design Review and Special Permit, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: that the project shall be built as shown on the plans submitted to the Planning Division date stamped April 22, 2010, sheets A-001 through A-302; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or rype 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 18, 2010 and November 30, 2009 memos, the City Engineer's November 30, 2009 and May 21, 2009 memos, the Fire Marshal's November 30, 2009 memo, the City ArborisYs December 19 and May 6, 2009 memos, and the NPDES Coordinator's November 30, 2009 memo shall be met; 5. that demolition for removal of the existing structures and any grading orearth 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 -3- Negafive Declarafion, Design Review and Special Permit 117 Costa Rica Avenue 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 residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. Erica Strohmeier Associate Planner c. Florian Speier, 880 Harrison St. suite 303A, San Francisco, CA 94107, applicant and designer. Attachments: Response letter from project designer, date stamped May 5, 2010 Minutes from the March 8, 2010 Planning Commission Design Review Study Meeting Receoved after letter from Commissioner Lindstrom, date stamped March 8, 2010 Application to the Planning Commission Letter of explanation describing changes to the project, from project architect, date stamped March 1, 2010 Special Permit Application Photographs of streetscape Photographs of Mediterranean Style homes near the subject property, submitted by applicant Rendering of proposed house Minutes from the July 13, 2009, Design Review Study Meeting for the original project proposal Staff Comments -4- Negative Declaration, Design Review and Special Permit Planning Commission Resolution (Proposed) Notice of Public Hearing — April 30, 2010 Aerial Photo Separate Attachments: 117 Costa Rica Avenue Negative Declaration and Initial Study, which was submitted to the County Manager°s Office on April 19, 2010 Historical Resource Evaluation conducted by Page & Turnbull, Inc., dated December 11, 2009 -5- I �-- -_ :�.�u�_ .�... to the Ciry of Burlingame Commissioners and Planning Staff Response letter to March 8, 2010 public hearing 880 Harrison Street Suite 303A San Francisco, CA 94107 Thank you for considering our project at 117 Costa Rica Ave again. We have done our best to address all of your concernsfrom the March 8, 2010 public hearing and hope that the revised plans meets your expectations for a new residence on Costa Rica Avenue. This response letter is following the list of concerns as recorded in the minutes. In addition we analyzed the audio recording to make surewe addressed all concerns in full detail. Concerns recorded in meeting minutes: 1.) "Feels the drawings are a bit confusing in terms of their execution, but likes the design." We have revised every sheet to make sure the clarity of the drawings and the line work is enhanced. 2.) "Wil! there be some form of wood surround around the arches? (Speier- no, there will be no wood surround,� will just be stucco arches.)" V1le have revised the entry situation to incorporate columns and engaged columns, added groin vaults in the archeswith a lantern hanging from each center point, and added a stucco surround for the arches themselves. We believe this makes the entry stand out more asthe most highly detailed design element in the street facade and invites visitors to the house. 3.) "On the driveway side elevation on the water color, looks like window box is made of wood; is this true? (Speier- will be wood.)„ We revised the texture here to make it more easily readable. The laundry room window box is surrounded by timber members. On listening to the tape again, we were unsure whether this question may have been geared towards the planter boxes. The planter boxes were revised aswell, and are now wrought iron with a copper insert. 4.) "Need to clarify design details to better understand the design." See item 1. We have done our best to make the plans clearer. 5.) `Simplify the representation of the attachment of the downspout " Amount of attachment points is now minimized. Additional spouts and gutters added around patio, driveway and west facade to improve rainwater harvesting options. 6.) "It appears fha t a"nana" wall will be installed in the dining room, but it is not consistently shown on � Z�i1J �_.� the plans" This folding window wall has been deleted in favor of regular windows for the dining room. 7.) `Elecfrical panels near the entry are not shown on the elevations; not a good spot for them, too visible. " Vb�e moved the electrical panels to the now enlarged garbage enclosure, where the panels can be attached to the west wall of the house but will not be seen while still being accessible from the driveway (a clients request) 8.) "Seems like stairs are missing on the second level " Software glitch that caused this has been resolved. 9.) "On sheet A-202, not seeing the floor fo ceiling windows, window materials are not called out " To prevent any clarity issueswith the shaded facade representation, we now include two drawings of each facade: a shaded elevation for reference, that, similar to a rendering, better shows the visual appearance of the facade but may be less clear on some details, and atechnical drawing showing all built elements and notes. 10.) "On north elevation; explain how the roofline transitions are designed " All roofs are modeled in 3D to ensure spatial logic. The slopes are calculated to make sure these rooflines match and the roof plan was improved in clarity. 11.) "On east elevation of garage; is there support under fhe overhang? (Speier— no support planned at this time.)" The client specifically requested this corner to be columnless. The drawings now show the additional beams needed to support this corner. 12.) "On westelevation, concerned that the orientation ofthe house will provide alot ofheatgain; the window design doesnot provide the opportunity for adequate ventilation." We eliminated the lower row of windows, made the overhang larger, added two operable elements in the west facade of both the master bedroom and the bathroom, and added electrically venting skylights to draw out hot air. 13.) "The proportions don't seem proper within the interior. "'Feels like the functionality of the dining room is compromised. ""The proportions in the guest bathroom do not seem correct ""Cramped space outside of bathroom; a lot of these spaces are adding to the mass of the house; betfer use of the space would reduce the mass of the house. (Speier— design meets the need of the clients.)" The lower level bathroom was completely redesigned after we got comments back from the engineer that certain wall locations were more flexible than expected. This allowed us to improve the flow around the dining and entrance rooms aswell. The change of windows in the dining room will increase the flexibility in seating for this space. 14.) "The garage; wh y is it not buil t to property line; why doesn'f it follow the driveway line? (Speier— wouldn't have been as effective as a windbreak.)" The garagewas moved back lessthan two feet in orderto be in the rear third of the lot, thereby complying with zoning regulations to be built closeto the property line. This change also allowed a straight driveway and a larger garbage enclosure that can house the electrical panels. 15.) "Seems odd tha t the Fiench doors are facing the front entry. (Speier— will provide the opportunity to see visitors to the house.)" The French doors were deleted in favor of two 2�Q foot windows centered on the arches. These are the same windows used in the rear half of the north elevation. This change also allows more flexibility in furniture arrangements for this room. 16.) "The window placement along the kitchen, north elevation (5 windows); the placement will make if difficult to provide uppercabinets" We have extensively discussed this point with the clients to make sure this is what they desire. 17.) "On lowerelevation below the glassblocks; would be nice to have clerestory windows to break up the wall and add more ventilation." Windows added, see south elevations. 98.) "Want to be certain tha t the client understands the plans so tha t no changes are requested later. (Breazeale — indica ted tha t her family's idiasyncrasies ha ve dicta ted the design.)" We provided the clients with additional time and went through each sheet in order to make sure they are fully informed of every detail. 19.) "Questioned the open grass area. (Breazeale— wanted to retain a grass area for children. Will also provide an area fora vegetable garden behind the garage.) With the changes to the garage, th is area was made slightly smaller. 20.) "Likes the design of the house; parficularly the way the rear of the house opens up to the yard." "Wll need at least triple pane windows on the west elevation of the bedroom to shield from the sun." see item 12 21.) "Clearly identify the ma terials used on the plans" "Show materials sizes on the plans" VUe added annotations and general notes to make sure every material is clearly specified. Timber s¢e annotations added. 22.) "The enfry is pretty hard to find." see item 2. 23.) "!s it nec�csary to have the 'jog" in the placement of the garage? (Strohmeier— noted tha t the 4' side yard setback is required to avoid a side setback variance due to the location of the garage.)" see item 14. 24.) "Feels the design is a bit too massive." It is the clients wish to retain as low a lot coverage while building the house desired for the family. As sustainable designerswe would also like to note that energy consumption per square foot increases asthe building becomes more spread out and the mass gets broken up more. We have added more architectural detail however, such asthe revised entry and the finely crafted planter boxes, to make the building even more inviting. 25.) "If the entry could be pulled out and amplified, could make the entry more visible and the design would `pop': Could spread out the design a bit. (Breazeale— were trying to minimize the amount of lot covered.)" Pulling out the entry would not have worked with the overhanging second floor in an architecturally pleasing way. We have implemented the measures described in item no 2 to enhance visibilty of the entry. 26.) "On the rearelevation, perhaps extend the overhang." Overhang extended as per recommendation. 27.) "Noted that the basemenf drainage must be connected to the City storm drain; encouraged exploring this more to be aware of the cost" Thank you for noting this issue. The soil report came back as rather favorable and we are working on this issue. The"additional comments" in the meeting minuteswere all addressed above in detail. Thank you again for considering our project. I will be presenting the project again at the May 10, 2010 meeting and look forward to your questions and concerns. Florian Speier ��".�Y C . � 0 i :� CITY OF BURLINGAME PLANN/NG COMM/SS/ON — Unapproved Minutes March 8, 2010 IX. DESIGN REVIEW STUDY ITEMS 4. 117 COSTA RICA AVENUE, ZONED R-1 — APPLICATION FOR ENVIRONMENTAL SCOPING AND DESIGN REVIEW FOR A NEW, TWO-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE (FLORIAN SPEIER, APPLICANT AND DESIGNER; JOLANDA AND GARY BREAZEALE, PROPERTY OWNERS) STAFF CONTACT: ERICA STROHMEIER Reference staff report dated March 8, 2010, with attachments. Associate Planner Strohmeier briefly presented the project description. There were no questions of staff. Chair Terrones opened the public comment period. Florian Speier, 166 Capricorn Avenue, Oakland and Jolanda Breazeale, 117 Costa Rica Avenue; represented the applicant. ■ Took the design concerns quite seriously after the prior meeting with the Commission; understood that the Commission didn't feel the design was appropriate. ■ Changed the design of the house to be "Spanish Revival", a style that is present within the neighborhood. ■ Provided photographs showing similar designs within one block of the site. ■ The architectural style works well with the floor plan. ■ One concern raised was the non-visibility of the entry; the entry has been revised to improve visibility. ■ The height of the first floor has been reduced to bring the windows down. ■ The guest suite now has a balcony to the street with French doors facing the street, as does one of the first floor rooms. ■ Building will be of stucco; the garage will have a stone fa�ade. ■ Believe that the new design will contribute to the neighborhood. Commission comments: ■ Feels the drawings are a bit confusing in terms of their execution, but likes the design. ■ Will there be some form of wood surround around the arches? (Speier — no, there will be no wood surround; will just be stucco arches.) ■ On the driveway side elevation on the water color, looks like window box is made of wood; is this true? (Speier — will be wood.) ■ Need to clarify design details to better understand the design. ■ Will the siding on the rear elevation be stained? (Speier — yes, will be stained.) ■ Simplify the representation of the attachment of the downspout. ■ It appears that a"nana" wall will be installed in the dining room, but it is not consistently shown on the plans. ■ Electrical panels near the entry are not shown on the elevations; not a good spot for them, too visible. ■ Seems like stairs are missing on the second level. ■ On sheet A-202, not seeing the floor to ceiling windows, window materials are not called out. ■ On north elevation; explain how the roofline transitions are designed. ■ On east elevation of garage; is there support under the overhang? (Speier— no support planned at this time.) ■ On west elevation, concerned that the orientation of the house will provide a lot of heat gain; the window design does not provide the opportunity for adequate ventilation. � CITY OF BURLINGAME PLANN/NG COMM/SSION — Unapproved Minufes March 8, 2010 ■ The proportions don't seem proper within the interior. • Feels like the functionality of the dining room is compromised. (Speier— the design is specifically requested by the applicant.) ■ The proportions in the guest bathroom do not seem correct. ■ Cramped space outside of bathroom; a lot of these spaces are adding to the mass of the house; better use of the space would reduce the mass of the house. (Speier— design meets the need of the clients.) ■ The garage; why is it not built to property line; why doesn't it follow the driveway line? (Speier — wouldn't have been as effective as a windbreak.) ■ Seems odd that the French doors are facing the front entry. (Speier—will provide the opportunity to see visitors to the house.) ■ The window placement along the kitchen, north elevation (5 windows); the placement will make it difficult to provide upper cabinets. ■ On lower elevation below the glass blocks; would be nice to have clerestory windows to break up the wall and add more ventilation. ■ Want to be certain that the client understands the plans so that no changes are requested later. (Breazeale — indicated that her family's idiosyncrasies have dictated the design.) ■ Questioned the open grass area. (Breazeale—wanted to retain a grass area forchildren. Will also provide an area for a vegetable garden behind the garage.) ■ Likes the design of the house; particularly the way the rear of the house opens up to the yard. ■ Wiil need at least triple pane windows on the west elevation of the bedroom to shield from the sun. ■ Clearly identify the materials used on the plans. ■ Show materials sizes on the plans. ■ The entry is pretty hard to find. ■ Is it necessary to have the "jog" in the placement of the garage? (Strohmeier — noted that the 4' side yard setback is required to avoid a side setback variance due to the location of the garage.) ■ Feels the design is a bit too massive. ■ If the entry could be pulled out and amplified, could make the entry more visible and the design would "pop". Could spread out the design a bit. (Breazeale — were trying to minimize the amount of lot covered.) ■ On the rear elevation, perhaps extend the overhang. ■ Noted that the basement drainage must be connected to the City storm drain; encouraged exploring this more to be aware of the cost. Public comments: Pat Giorni, 1445 Balboa Avenue; ■ By exempting the basement, are still providing a large space. ■ Explore the issue of sump pumps; they are running all day, and discharging water every day; recommended a minimal hydrology test to determine where the water lies. ■ The glass wall on the west wall will cause a fortune to be spent on air conditioning. There were no other comments from the floor and the public hearing was closed. Additional Commission comments: ■ Generally supports the design. ■ Provide material details, sizes and types. ■ Clarify type of windows to be used. E CITY OF BURL/NGAME PLANN/NG COMM/SS/ON — Unapproved Minutes March 8, 2010 ■ Address rear glazing issue. ■ Clarify drawings. ■ Address entry design. ■ Clarify finishing of trim details. ■ Address location of utility panel. ■ Clarify details about the support of the covered roof area on garage. ■ Provide details of bay along driveway side. CommissionerAuran made a motion to place the item on the RegularAction Calendar when complete. This mofion was seconded by Commissioner Cauchi. Discussion of motion: None. Chair Terrones called for a vote on the motion to place this item on the Regular Action Calendar when plans have been revised as directed. The motion passed on a voice vote 5-0-2 (Commissioners Vistica and Lindstrom absent). The Planning Commission's action is advisory and not appealable. This item concluded at 8:37 p.m. Commissioner Yie indicated that she would recuse herself from the discussion regarding Item 5(1113 Cortez Avenue), since she resides within 500-feet of the subject property. She left the Council Chambers. 10 Communication Received After Received After Preparation of Staff Report PC Mtg. 03.08.10 Agenda Item #6 -1444 Vancouver Ave. Agenda Item # 4- 117 Costa Rica Ave. From: Jeff Lindstrom [mailto:jeff@jplinc.net] Sent: Monday, March 08, 2010 11:10 AM To: CD/PLG-Meeker, William Subject: 3/8 Meeting C My mother in law passed away unexpectedly yesterday. This afternoon and tonight I will be busy with taking care of some of the details of the funeral. So I will not be able to be at tonight's meeting. The only project that I object to is 117 Costa Rica, the upper dormer does not look proportional to the building, I don't see a purpose for it, the west elevation needs detail, the south elevation does not flow, project need work, too massive for the site. 1444 Vancouver needs more detail, front-south elevation needs to embellish the stair case to tie it into the house , right now it just sticks up in the air, there is no west or north elevation to show those elevation details, plans state vinyl or aluminum windows, states exterior trim to be fiber cement, prefer wood for both windows and trim. Jeff :: : -_ , T., -. _�'� ��I NGAME I �l COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: �l Design Review ❑ Variance ❑ Conditional Use Permit ❑ Special Permit PROJECT ADDRESS: i �-1 LJ�/f� �� Please indicate the contact person for this project APPLICANT project contact person� OK to send electronic copies of documents ! Name: 7 �',<lA�� .�f'�/Ex' j �C- iiC�/S" Address �y5� /"�c- �+��,�';� �� z �-� ��-.._ City/State/Zip: �(��CKC-C.c: ��, ��, � l-�i_; � Phone: � <}-.S �� — �� -� � � Fax: .�lC' . =.ri - ✓��•', S PROPERTY OWNER project contact person ❑ OK to send electronic copies of documents� r Name: � �,'; ,�,<;l�; -f i" i�,��,' rv�2�fJ'�EC� � ✓ / Address l�� ,�;��t �«<s /�, ` � � C: City/State/Zip: /)C..r'i Ilv��i�?E: ��1 .i �L� Phone: Fax: E-inail: �-r'-1!<-� � ��/��5%�SF�1«C� �-".lc;� E-mail: ARCHITECT/DESIGNER Pro�ect contact person ❑ OK to send electronic copies af documents ❑ Name: _-�"-�'��1�v _,i"��-/F��_ � �E%7i;�'C=� �- Address Ly�� i� �c �-, ,c City/State/Zip: �c-��EcE `� ��` '�� _� Phone: � / C , ��/ - I�n—i Fax: F'muii -��c� � � �� (i<<j * Burlingame Business License #: PROJECT DESCRIPTION: �. �.� .�%��C�`" � ��.�1 c � -�/'��%C �; kc="S�� t, , � _� 2 7 2009 AFFADAVIT/SIGNATURE: I hereby certifX under;penalty of perjury that the information given herein is true and correct to the best of my knowledge and bet�f. ApplicanYs signature: � �, � ^-'L% Date: I am aware of the proposed application and hereby authorize the above applicant to s�bmit this application to the Planning Commission. � - � Property owner's signature: � 1�- f`J,�"�� Date: ��Q� �D� �� Date submitted: , ,JJ�;, l'�.<. ✓.,.''� ❑ Parcel #: � � .��-- ?� I Ij ,� ,� ❑ Other: i°� i. ,t Verification that the project architectldesigner has a valid Burlingame business license will be required by the Finance Department at the time application fees are paid. ❑ Please mark one box above with an X to indicate the contact person for this project. S:�Handouts\PC Applica6on 2oo8-B.handout This Space �or CDD Staff Use Only Project Description: �1 ; . � ��n Key: Abbreviation CUP DHE DSR E N SFD SP Term Conditional Use Permit Declining Height Envelo Desiqn Review New Single Family Dwelli Special Permit 117 Costa Rica Ave, propsal for a new single-family residence and detached garage The original design for 117 Costa Rica Ave was proposed at the June 17th, 2009 public hearing but was met by both residents and commissioners with severe reservations. We have since completely redesigned the project with the input from the June 17th hearing and would like to present this new proposal for the March 8, 2010 hearing. The criticism of the original design was both general and specific; general in that the proposed style would not fit into the neighborhood nor the city and specific in criticizing detailing and layout elements that were interfering with the pedestrian scale and accesibility, especially the side entrance configuration, the raised first floor and the closedness of the street facade. We believe that our new design addresses these concerns thoroughly, and the project only retains the schematic floor plan layouts from the previous proposal. The new residence is designed in the Spanish revival style, an architecture that is common in the immediate neighborhood but is also found in some of the defining buildings of old Burlingame such as the train station. This style allows us to break up the mass in the main volume and wings, with different rooflines and orientations which help the project fit into the neighborhood. The side entrance has been turned towards the street, and three arches now lead to the entrance door, which is clearly visible from the street. The street facade in general is much more welcoming towards the neighborhood: the level of the first floor has been reduced from 3' to 18", the guest suite has a balcony with french doors towards the street, so does a second floor bedroom under the gable roof. The overhanging second floor, common in Spanish architecture, further breaks up the mass and shows more architectural details of the style like exposed joists to the street facade and a wooden, enclosed laundry room on the north facade. The use of stucco on most facade areas on the main building is complemented by a stone facade on the garage, following the logic of the roots of the Spanish style to use finished surfaces such as stucco on the main volume and raw materials for secondary uses. We believe the new proposal would contribute to the appeal of the neighborhood and look forward to discussing it with you on March 8th. Regards Florian Speier principal Zeitgeist Design i: i.� `e.� i..� e� t�,. � PY1AR - 1 2010 CITY Or E3URL�NGAME Pi pNNIN , DEPT, City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 • www.burlinqame.orq � c�Tv r ��- c`r � er CITY OF BURLINGAME SPECIAL PERMIT APPLICATION Ne� �ascr� 1- 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, sca/e and dominant strucfural characteristics of the new construction or addition are consistent wifh the existing structure's design and with the existing street and neighborhood. � Set P�'�►cin�.d � 2. Explain how the variety of roof line, facade, exterior finish materials and elevations of the proposed new sfructure or addition are consistent with the exisfing structure, street and neighborhood. 3. ;;c;r✓ v.e:: fh.� Nr�pe�eu F: oj�ct we c�r.�is#er,: �..�6Eh. fh.e resE�e^tia! de�:gr, y��e�Q!:nes adopted by the city (C.S. 25.57)? 4. Explain how the removal of any trees located wifhin fhe footprint of any new sfructure or addition is necessary and is consistent with the cify's reforestation requirements. What mitigation is proposed for the removal of any trees? Explain why this mitigation is appropriate. 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, sca/e and dominant strucfural characteristics of the new construction or addition are consistent with ihe existing structure's design and wifh the existing street and neighborhood. How will the proposed structure or addition affect neighboring properties or structures on those properties? If neighboring properties will not be affected, state why. Compare the proposed addition 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 the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood. How does the proposed structure or use compare aesthetically with structures or uses in the existing neighborhood? If it does not affect aesthetics, state why. Was the addition designed to match existing architecture and/or pattern of development on adjacent properties in the neighborhood? Explain why your proposal fits in the neighborhood. How will the structure or addition change the character of the neighborhood? Think of character as the image or tone established by size, density of development and general pattern of land use. if you don't feel the character of the neighborhood will change, state why. 3. How will the proposed project be consistent with the residential design guidelines adopfed 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 ine existing characfer oi the neighbornood; 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 buik of structural components. 4. Explain how the removal of any trees located within the footprint of any new structure or addition is necessary and is consistent wifh fhe 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? If so, explain what type of trees will be removed and if any are protected under city ordinance (C.S. 11.06), why it is necessary to remove the trees, and what is being proposed to replace any trees being removed. If no trees are to be removed, say so. Special Permit for Basement application for 117 Costa Rica Ave 1.) The inclusion of a basement reduces the visible mass of the proposed building by moving uses that do not require extensive daylighting underground. The basement will be used as storage and a music room. By moving the music room to the basement, we can achieve much better sound insulation than in a first or second floor location and significantly reduce potential noise problems. To achieve a design of unobtrusive mass and to succeed in developing a pedestrian scale the proposed residence is designed in Spanish revival style. This works well for the site and program in particular, as Spanish architecture distinguishes the main volume and wings with different rooflines and heights, helping to break up mass. It marks the entry with columns and arches, and the style's more poetic elements such as small balconies with wrought-iron railings and planterboxes under windows are compatible with todays uses and fill the facades with life. On a larger scale the use of a Spanish revival style relates this project to the long history of Spanish style architecture in the immediate neighborhood and in Burlingame. The footprint of the proposed residence in comparison to the neighborhood is documented on the cover sheet and shows that configuration and size are within the ranges found in the area. The silhouette comparison (also on the cover sheet) show that the project is situated between a single story bungalow to the north and a newer two-story residence to the south. The proposed silhouette is larger than the northern neighbor, but smaller than the southern one. The driveway is located between the propsed residence and the single-story neighbor in order not to shade the smaller neighbor. Distance and privacy to the southern neighbor is enhanced by the courtyard. 2.) The basement does not directly affect the exterior appearance of the house, however it allows the reduction of bulk above ground. The street facade is mainly composed of the gable roof of the main volume and the side view of the eastern wing of the residence. Along with the west wing these roof lines break up the mass of the building considerably to achieve a pedestrian scale. The overhanging second floor, a common element in spanish architecture, further structures the facade and allows for additional period detailing offering another resting point to the eye as do planter boxes under the windows and functional shutters. Residences in Spanish style are common in the neighborhood, with the above design elements frequently found. 3.) This style of architecture is frequently found in the neighborhood, both in old buildings and recent construction. The exterior stucco finish is very common in the neighborhood and complements and showcases the details such as exposed rafters and wrought-iron railings. The rear garage layout is the dominant pattern in the neighborhood to create privacy in rear gardens. its stone facade follows the logic of materials found in the roots of spanish style: highly finished facades for the main building (stucco) but raw facade materials for secondary buildings and volumes. The stone facade will also make it blend in with the gardening and turn the garage into an unobtrusive divider for the rear gardens. 4.) No trees are removed within the footprint, however, two old plum trees along the southern property line will be removed. 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CITY OF BURLINGAME PLANN/NG COMMISSION — Unapproved Minufes July 13, 2009 8. 117 COSTA RICA AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW FOR A NEW, TWO- STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE (FLORIAN SPEIER, APPLICANTAND DESIGNER; JOLANDA AND GARY BREAZEALE, PROPERTY OWNERS) STAFF CONTACT: ERICA STROHMEIER Reference staff report dated July 13, 2009, with attachments. Associate Planner Strohmeier briefly presented the project description. There were no questions of staff. Chair Terrones opened the public comment period. Florian Speier, 2932 McKinley Avenue, Berkeley, represented the applicant. Commission comments: • What is garage door material (Florian Speier— would be wood to go with the rest of the house.) ■ W hy is front door not on front of house? (Florian Speier— improved the layout of the house, trying to maintain privacy and get good lighting, clients wanted a large double story entrance in the middle.) ■ Looking at plan and site planning, getting excited with difFerentthings happening, courtyard on south side, but looking at roof plan, is a radical departure from architectural vocabulary we see around Burlingame, like to see explanation on how it fits neighborhood. (Florian Speier — main design consideration to respecting adjoining residences, trred more traditional styles, had more bulk at street, with this style will reduce the height at the front, olderhouses in neighborhood have clear and simple roofs, trying to avoid a complicated roof.) • Understand that a good portion of the house is springing from a story and half, but it is a large house on a larger lot, would like to see more articulation on front elevation, there is not enough that talks about entry and invites people to it from the street, iYs a pretty blank wall with a peculiar shape and peculiarly shaped windows. The front elevation is usually a place where we like to see a vocabulary that addresses the street. ■ We would expect front of house to respond more directly to vocabulary around Burlingame, notjust adding something to add decoration, there are things that can be done to integrate it more. ■ Not sure what you're trying to do, don't think it fits in with neighborhood at all, too bulky, seems like cabin in Lake Tahoe because of the bulkiness, the front fa�ade, and the doorway on the side. Cannot support it as it stands. ■ Don't understand where the design is coming from, we appreciate both contemporary and traditional ,�._, ' L.� �+ +I ' + f +� � I (`n +' . • . f r+n4 � . F, + ��. ��s�gr�, ,,,., mcs��y appr�c�A�e ccr�ex��a� d�sign. �ar� �m4g�n€ mcr� mas� �r �r..�� har� �r��a� � proposed. Roof is brought down on driveway side where could have more mass, on side closer to neighbor it is more massive. ■ i nere is a wide poriai tucked inio tne roofi rorm, but notning is expressed on exterior, wnai is expressed is a broad shingled roof. ■ Appreciate effort in green features, but we have seen designs that achieve these things but also are contextual and fit in with neighborhood. ■ West elevation looks like something that would look over Lake Tahoe and distant views. (Florian Speier— there is a green oasis at the rear, that's why a lof of glass is used on that elevation, there are no other windows from neighboring properiies and lot is deep.) ■ Looking for pedestrian scale on front elevation. • Not necessari�y looking for quaint storybooks, have seen contemporary designs that incorporate @18111CIIlJ VI JCcI1C. • Quirky design, some positive aspects, love the loft on second floor, if you could move entry to front and a�iculate ironi entryway, and reconfigure spaces to get drama you wani. Reserve ihe grand gestures to the back rather than the side elevations. 17 CITY OF BURLINGAME PLANN/NG COMMISSION — Unapproved Minutes July 13, 2009 There is a beautiful example cattycorner across the street, has beautiful porch, announces front door. Look at driveway, it is a long driveway that requires extra movement to get in and out. Public Comments: ■ Ed Bohnert, 124 Costa Rica, Mary Ann Nichols; 116 Costa Rica, Pat Giorni, 1445 Balboa; Tom Buckley, 113 Costa Rica spoke. • Don't think iYs an attractive home for neighborhood, disappointed, aesthetics aren't what Burlingame is about, don't think it fits. ■ Agree with Commission about the feel of the house, it looks sideways and is barnlike, roofline doesn'tfeel like iYs in harmonywith neighborhood. Only required to have one parking space, seem to have parking issues in the neighborhood. Presented a picture of house on Occidental and Howard, is shingle on outside and it is not weathering weli, too rustic looking. • When I looked at plans, couldn't figure out where front door is, from pedestrian point of view, is a retreat, is not a home welcoming neighbors, this would be great house on the Lost Coast, but does not fit in to the Costa Rica neighborhood, ask that applicant and homeowner rethink what they want their house to look like. Suggest project be sent to design review consultant. ■ Welcome them to neighborhood, but have a problem with the garage, it is barely able to be accessed, don't believe someone will park their car in the garage, and will impact street parking, should be redesigned to give more room to garage to relieve parking problems, agree it should be sent to design review for the reasons commission has stated. There were no further comments and the public hearing was closed. Commissioner Auran made a motion to refer the item to a design review consultant. This motion was seconded by Commissioner Cauchr. Chair Terrones called for a vote on the motion to refer this item to a design revrew consultant. The motion passed on a voice vote 6-0-1 (Commissioner Lindstrom a6sent). Appeal procedures were advised. The Planning Commission's action is advisory and not appealable. This item concluded at 9:34 p.m. Commission comment: ii ii�e a�piic;ani wa��ied io cuiiipieiely re�esiyn ii�e N�ojeci, pruCess uouiu siai i ovei aiiu iil'e ievi'seu project could be brought back to the Commission for Design Review Study rather than to a design review consultant. m Project Comments Date To: November 24, 2009 uf City Engineer (650) 558-7230 ❑ Recycling Specialist (650) 558-7273 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From Planning Staff Subject: Request for revised application for Design Review and Special Permit for a basement for a new Single Family Dwelling and detached garage at 117 Costa Rica Avenue, zoned R-1, APN: 028-316-090 Staff Review: November 30, 2009 1. All previous comments still apply. 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. Reviewed by: V V Date: 11130/2009 Project Comments Date: To: From: April 29, 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 for a new single family dwelling and detached garage at 117 Costa Rica Avenue, zoned R-1, APN: 028-316-090 Staff Review: May 4, 2009 1. See attached. 2. Applicant is advised to call City Arborist regarding potential relocation of sidewalk area around trees in the planter strip. 3. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. Reviewed by: V V Date: 5/21/2009 PUBLIC WORKS DEPARTMElv'I' ENGINEERING DIVISION PLANNING REVIEW COMiVIENTS The following requirements apply to the project 1 2 3 � a�� Project Name: - �ltG'�� rYb�'l�+-tni� --7 Project Address:_( l� ��i� 1��G�r� " _� 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.) �j�,1vL-`�' �t�,` �1�' 1U j�� l,�,�1.t�r1 �'y ��'T��: u��o �.�-En ��-�- , � 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 issuance.) The applicant shall submit project grading and drainage plans for approval prior to the issuance of a Building permit. The project site is in a flood zone, the project shall comply with the City's flood zone requirements. �� 5 � A��`'iitary sewer lateral � is required for the project in accordance with the 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. � � Submit traffic trip generation analysis for the project. 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 the map. Page 1 of 3 U:\private development�PLANNING REVIEW COMI��NTS.doc PUBLIC WOR�S DEPAR'I'MENT 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 13 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. 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 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 Yernuts. 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 �lar�s d� r�ct irdicate the slope of the dr�veway, re-suhmit pla.ns 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: Revised plans submitted February 17, 2010 ❑ 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 a basement with an interior ceiling height greater than 6'-6" for a new single-family dwelling and detached garage at 117 Costa Rica, zoned R-1, APN: 028-316-090 Staff Review: N/A No f�rther comments. This �roject must comply with the conditions of approval as stated on the review dated November 30, 2009. � Date: ��'� ��`� � '� ." Project Comments Date To: From November 24, 2009 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ Recycling Specialist (650) 558-7273 ❑ Fire Marshal (650) 558-7600 ❑ City Arborist (650) 558-7254 Planning Staff Subject: Request for revised application Permit for a basement for a detached garage at 117 Costa 028-316-090 Staff Review: November 30, 2009 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney for Design Review and Special new Single Family Dwelling and Rica Avenue, zoned R-1, APN: �n the plans specify that this project will comply with the 2007 California Building Codes (CBC). �er 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 S� information regarding the City's Green Building requirements, can be found on the City website at t�(,eo�- �� the following URL: http�//www burlinqame orq/index aspx�paqe=1219 or Contact Joe McCluskey 5`�� L ��f�° at 650-558-7273. ��`"�}�`` '** NOTE: The Checklist that has been submit�ted takes credit for the construction of a"High �✓ Performance" home with energy efficiency 15 /o above the 2005 Energy Code. This project will require compliance with the 2008 California Energy Code. Please submit a Checklist that references compliance with the 2008 California Energy Code. 3) Anyone who is doing business in the City must have a current City of Burlingame business license. 4) Provide fully dimensioned plans. 5) All work shall be conducted within the limits of the City's Noise Ordinance. 6) 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 �ntil a Building Permit is issued for the project. ndicate on the plans that this project will 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.caqov/title24 for publications and details. ;�'$.�-' Indicate on the plans that the Terra Cotta Barrel Tile roof must comply with Cool Roof -. requirements of the 2008 California Energy Code. c�_how the distances from all exterior walls to property lines or to assumed property lines �5how the dimensions to adjacent structures. 11) Obtain a survey of the property lines. � the plans specify that the roof eaves will not project within two feet of the property line. f � -✓'� Provide details on the plans which show that all roof projections which project beyond the point where fire-resistive construction would be required will be constructed of one-hour fire-resistance- �ated construction per CBC 704.2. 14 . 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) �'On the plans show that all openings in exterior walls, both protected and unprotected, will comply with Table 704.8. Provide a table or chart that specifies 1) the openings allowed and; 2) the size nd percentage of the openings proposed. 6y he area labeled "Office" does not meet the minimum required dimensions or area for a room. �evise the plans to show compliance with the minimum room dimensions. CBC 1208.1. �7�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 area labeled "Office" is a space that can be used for sleeping purposes and, as such, must also comply with this requirement. C_j�.}-On the floor plan indicate the layout for the proposed loft. Indicate that the room will be open to -t room below and will comply with all guard and ladder requirements of the 2007 CBC. ndicate on the plans that a Grading Permit will be obtained from the Department of Public Works. 0 ilndicate on the these plans that that engineering and shoring plans, as required by 2007 CBC, Chapter 31 regarding the protection of adjacent property and as required by OSHA, will be �ubmitted with the Building Permit application. 21 dicate 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. �2�}'Provide section details that show the finished headroom height for each room in the basement. NOTE: Areas with a headroom height greater than 5'11" are considered to be floor area by the /Rla�ning Division. �'besignate the proposed use of the rooms in the basement. ,'�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(s) 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. 25) Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating tne allowable lot coverage. Consult the Planning Department for details if your project entails landings more than 30" in height. 26) Provide handrails at all stairs where there are four or more risers. 27) Provide lighting at all exterior landings. 28) The fireplace chimney must terminate at least two feet higher than any portion of the building within ten feet. Sec. 2113.9 NOTE: A written response to the items noted here and plans that specifically address items 2, 7, 8, 9, 10, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, and 24 must be re-submitted before this project can move forward for Planning Commission action. Reviewed b . � Date: O`' � a. � � Project Comments November 24, 2009 Date: To: � City Engineer (650) 558-7230 0 Chief Building Official (650) 558-7260 X City Arborist (650) 558-7254 From: Planning Staff 0 Recycling Specialist (650) 558-7273 0 Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 0 City Attorney Subject: Request for revised application for Design Review and Special Permit for a basement for a new Single Family Dwelling and detached garage at 117 Costa Rica Avenue, zoned R-1, APN: 028-316-090 Staff Review: November 30, 2009 ❑ Landscape plan meets all recommendations with addition of Gingko tree in City planter strip and reconfigured sidewalk. � d� Q� �D — 2��10 �la�s Reviewed bv: Bob Disco Date: 12/9/09 ,,,.. .. ,_ .. .-- - ---,_.� ,�r�.._ T�.�.__ t ._._,�., ___,_.._. _.. � Project Comments Date: To: From April 29, 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 for a new single family dwelling and detached garage at 117 Costa Rica Avenue, zoned R-1, APN: 028-316-090 Staff Review: May 4, 2009 _—/�l�w��vnc�c !s � 3�E_ +2��tflc��_c� To r�c'� �Kr Pc��r�2 T'T2� P-ro � FE�.T ��`n� _' ��c's �.��c. �an c 24z�E�-�--�� --5'�� f' —�� s- �---- - c3� %� �D vE � 7�=0 /t � !�� SQ`'! •�.-G � �c� Yz+ 2E ��f-2E �G �' ---�/tr�S_-• -- -� �2.0. w. � s � � � �, ��,,+ F�-�� DF ��c � , --- �__L.A�•I%SGl j1�;�Lri�i/ �K .-- Reviewed by: . �`�� Date: �/` /b 9 l c PROPERTY LINE _- _ __ ___-- ..__.._.._..---------- -.._ __-------.. � -,Y� _,,. NEW SIDEWALK �r �'�i \ �; �� _ � --_ -- ,: `/ .i: .I .I. .I �I. .1 ! �`�\ � �� Pi_nN�rwc , . `'.�,� ,� ,�. STRIP � i �� ---� � �� .� L' 1 L _ '- __ .- ___ __....._ _ . .__". _. __.._-_____" CURB --"-__._. .. - � CASE 1 — SINGLE CURVE N.T.S. W 1 `V PLANTWG '� �. STRIP �. .Y y y PROPFRIY LWE T � -.N�EW_ SIDE � �. � �� . , `�_ '•y , , ";i -- ,�"� � � i _ �l i ' r r � � `� � � � � �� PLAtJTING � "' � ' ')`� f SiRIP ., (;,' \ . � 1 � .� / .,. � _ � � � ' � -- —L----- ` - , .� , _ --- -- �. ` - . , cuRe -1=--��=-- ----- _--.--- - _ - -- _ _ - �` , � CASE 2- CURVE WITH TWO TREES N. T. S. � � � W'LANTING "' y. STRIP -y ,, .�, .� NOTES: l. AC?UAL DISTANCES AND CONFIGURATION WILL BE DETERMiNEG BY PARKS CEPARTMENT S`IA"rF (050-558-7334) VdITH CONSULTATION FRCM THE PUBLIC 4VQRKS DEPARTMENT, 2. ALI_ WORK SHALL CONFORM TO CITY STANDARD DRAWING N0. SW-1. APPROVED BY DRAWING ��:Z, � N0. ��rs_ � 6URLINGAME �IDEWALK RELOCATION TO MAXIMIZE PLANTER AR DATE TREE-1 �� _ 5/18/2Q09 (1 oi 1) � pEPARTMENT OF PUBLIC WORKS Project Comments Date: �;� From: November 24, 2009 o City Engineer (650) 558-7230 0 Chief Building Official (650) 558-7260 0 City Arborist (650) 558-7254 Planning Staff o Recycling Specialist (650) 558-7273 �Fire Marshai (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney for Design Review and Special new Single Family Dwelling and Rica Avenue, zoned R-1, APN: Subject: Request for revised application Permit for a basement for a detached garage at 117 Costa 028-316-090 Staff Review: November 30, 2009 Same comments: 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: �o��c� Project Comments Date To: From November 24, 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 revised application for Design Review and Special Permit for a basement for a new Single Family Dwelling and detached garage at 117 Costa Rica Avenue, zoned R-1, APN: 028-316-090 Staff Review: November 30, 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. Please include a list of construction stormwater pollution prevention best management practices (BMPs), as project notes, when submitting plans for a building permit. Please see attached brochure for guidance. The attached brochure may also be downloaded directly from flowstobay.org. It is recommended that construction BMP's be placed on a separate full size plan sheet (2' x 3') for readability. For additional assistance, contact Kiley Kinnon, Stormwater Coordinator, at (650) 342-3727. Reviewed by: �� Date: /�� /� 1 %i, 5�..� s � ron�ri� r�eo� e�.,emm � s� .-,,../ °a ,; ;/ , _, . - ; ;� ''t.� General '„-'--� Construction & Site Supervision �:'�.� � m�.� � �� p �� m� � ��..��pAan mm ei�m m u..mlry xm� o ' izn� ..a.s�ec�em. em.aq;ye.rau ^w��r��i w..um) er m6� eaw v¢mw o r��p�+m�armemm rt..�m. m..tn.m.veew.nn. � In.�,v �h� me .Ywoen.�.mn. 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Construction activities can dicecdy affect the health of ourwaters unless contractors and etews plan aheadto keep dirt, debris, and other consWction waste away &am storm drains and creeks. Fullowing these guidelines will ensure your compliance with local stormwater ordinance requirements. Remember, ongoing monitoring anS maintenance of installed controls is crucial tn proper implemeu�ation. Heavy Equipment Operation Eat-th-Moving Activities Y 5- �'�?:�? °�.�s �� $�� G k^l,�M�t� .i t � ' ��/y� 1 M�i�G_�.Yw, _ _'G lxa�wuvW �mmh.tm.c.o�wr�� nmN�[�m.�x...W.i.� 9seuo��mwwY••�n�m...w...aveaia JudwY'.�w�.slr�ubJR..i�e«wr- ��..e..i.we.aN.lvn�Eui.tyv��. uew��r��rv��tian�4Nw.mtmauw Inmavmu9a�.seR��.a.m..m.em .m.k.meewam.� .�mmri.waw-.eNe�...w..m vMdw.m-�a. �..�.a..,�m.��..m..�. „mn��..m�+�� ae�.�.aa.,��,.... �,..�n o.ar..� um e.l> mm.o+xa �.0 r�t ae M41� mn a�v��eveet .wrs��Ps�mdamnmtnowu6a.ummv�n ! 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G��S, and Pool Maintenence 1 naa�uulpbd�mYvuhes.me W � es �mt � umu mP o wa�aN Pluue Sntiut JSim.e va�.w..uae_maafvrbmu�.:amra .r sawe�. v�ma�.ymvp+� mm�.pme. ��.� �a�om.a�a...r wrb.W b..� mvm.o uameu�po�rbmeuv JA.ydtlm Y u w.Y�1 fam ol�eJm wuN w ��a�� N,�b WY N�6.+PFsa+o Mw+.ru�1��aN��a�rv� J NN� N�nstl N�lOe �� emnMe �w. M P•�* ��n�o. P�� wuc m1 w d�mmvV-aV Ymwu�. W uqm� m � �.�.�.inpma� b�mwmiue.�m a>cl'my 1s.� aii�vw� m w�v � tv�Paw� n�F�m bw a�nmv� os uta e.�w�,�..�w..... uovw.��.e�a.o.��mmr� a.v�ti<mu�tldeemt�l 4 m�cviw .�aaqit��ra.'p.�sv � e.n.'M ��=.m h m•�e h oa�.ur mn . heL�m w.0 evs ee hail+IsM Ne m��u�m v..�-.-� N �. �;d. �r "'.�:�w��,.�e..m.e�.,�;n�m �.� . me m..w� m w w.e vY+ �sm.a rm !aa us� � Ype�On.A� �1p��J � � �� m a�� RESOLUTION APPROVING NEGATIVE DECLARATION, DESIGN REVIEW AND SPECIAL PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Negative Declaration has been prepared and application has been made for Desiqn Review and Special Permit for a basement with an interior ceilinq height qreater than 6' for a new two-story sinple familv dwellinq and detached qarage at 117 Costa Rica Avenue, Zoned R-1, Jolanda and Gary Breazeale, propertv owners APN: 028-316-090; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on May 10, 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 negative declaration, per Negative Declaration No. ND-554 P is hereby approved. 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 10th dav of Mav 2010 by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Negative Declaration, Design Review and Special Permit 117 Costa Rica Avenue Effective May 21, 2010 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped April 22, 2010, sheets A-001 through A-302; 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 18, 2010 and November 30, 2009 memos, the City Engineer's November 30, 2009 and May 21, 2009 memos, the Fire Marshal's November 30, 2009 memo, the City ArborisYs December 19 and May 6, 2009 memos, and the NPDES Coordinator's November 30, 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 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; EXHIBIT "A" Conditions of Approval for Negative Declaration, Design Review and Special Permit 117 Costa Rica Avenue Effective May 21, 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 BURLINGAME 501 PRIMROSE ROAD � .,n � � . . BURLINGAME, CA 94010 �t'a"L-'' ; PH: (650) 558-7250 • FAX: (65i www.burlingame.org Site: 117 COSTA RICA AVENUE The City af Burlingame Pinnning Commission announces the following public hearing on MONDAY, MAY 10, 2010 at 7:00 P.M. in the City Hall (ouncil Chumhers, 501 Primrose Road, Burlingame, (A: Application for Negative Declaration, Design Review and Special Permit far a 6asement with a ceiling height greoter thon 6'-0" for a new, two-stary single family dwelling and detached garage at 117 COSTA RICA AVENUE zoned R-l. APN 028-316-090 Mailed: April 30, 2010 (Please refer fo other side) � "* �i � iJ l �� +.� �'� , t � - <=`_i �,, .- � :i: �,r y Pll�LIC FIEA�9NG ��0�� lti! Of �t,/�"oil7�li1� A copy of the application and plans for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. For additional information, please call (650) 558-7250. Thank you. Wi!liari MP��er Community Developmeni Director _ - _ ; -- r - (Please reier io oiher side) , ��: � <i i � t;': Jr' "� .�, � � , � w • � - ' ��,` �'* � ".b �"��y' � -� ��Z 4,�`�� y j �. ) r` .-?>�` ' tb�,'', ' � �. � , v " -� � ��r si�, , �+ � � � . �`�� ; ;.' - 4�� E � �� `� `rf� � �.:��,r'' ... ��' � "" P'*!'� � � � � A�� 5 .�4 _ � '�`� T• . � ''� -f�+ _3r . � ,�', t - i ' �= � f � f . �, " � , �' : _ - , :- � . � _ . . t �f �� r � � � , �� ' '�� - � +�� Jir � , .'2, , �...: ` . �, y4• � _ � � .. 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'� r' � �� ! � � + .` , _'� � � , � � �,� � _,. � �, � '.� �n e' ' �:� ' p �� ' '� �� },. y� � � + � � , ?u ��! _ z � r ,.. � - ' !� . � ~ � ��.- -._. � /• _ � '� l r � � - � , -�3;•. �. g � �a .,,e # � ,� y ��'"� _ � s � -� � }��e� : � �/ � ,� �, ,�... Y�� *� , � � 'f � °'.�*13i� . ♦ �j � ��' �' � `4 � � �" � - � �� •a .� � � � w ��', �ai�� _ ' !�1fc - �i_,tu�� ,. 4� �x ` �`�� - 117 Costa Rica Aven�e �� `�`� � �� 1 � _ �- �:_. . .. .i • y_, I•� �1 ` � �i� .. _�'� . �� `F� �� ..z�..'� L_ ;t - - . . . ., X'm�.' . . -iii Item No. Design Review Study PROJECT LOCATION 117 Costa Rica Avenue City of Burlingame Item No. Design Review Study Environmental Scoping, Design Review and Special Permif Address: 117 Costa Rica Avenue Meeting Date: March 8, 2010 Request: Environmental Scoping, Design Review and Special Permit for a basement with a ceiling height greater than 6', for a new two-story single family dwelling and detached garage. Applicant and Designer: Florian Speier, Zeitgeist Design Property Owners: Jolanda and Gary Breazeale General Plan: Low Density Residential APN: 028-316-090 Lot Area: 8,220 SF Zoning: R-1 Background: On July 13, 2009, the Planning Commission reviewed an application for Design Reviewfora new, two-story single family dwelling and detached garage at their Design Review Study Meeting. The Commission had many comments and concerns about the proposal and voted to send the project to a design review consultant. They also proposed the option to completely redesign the project and to return to the Planning Commission as a Design Review Study item rather than going to the design review consultant. The applicant chose to completely redesign the project and resubmitted an application for the revised project to the Planning Division on November 24, 2009. Based upon documents that were submitted to the Planning Division by a Burlingame Citizen on September 25, 2009, it was indicated that the entire subdivision within which this property is located (Burlingame Park No. 2) may have historical characteristics that would indicate that properties within this area could be potentially eligible for listing on the National or California Register of Historical Places. Because the revised application was submitted to the Planning Division after September 25, 2009, a Historic Resource Evaluation was prepared for this property by Page & Turnbull, Inc. The results of the evaluation concluded that the building contains sufficient historic integrity to be considered a contributing resource to a potential historic district, but it is not eligible for individual listing on the California Register of Historical Resources under several criterions. Planning Staff will prepare an Initial Study and Negative Declaration to support the findings of the Historic Resource Evaluation prior to the Planning Commission Action Hearing for this project. 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 area and a detached garage. The proposed house and detached garage will have a total floor area of 3,944 SF (0.48 FAR) where 4,130 SF (0.50 FAR) is the maximum allowed (project is 186 SF below the maximum allowed FAR). The entire basement area (631 SF) is exempt from the FAR calculation, because it meets the City's definition of a basement. The project includes a detached garage (468 SF) which provides one code-compliant covered parking space for the proposed four-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 applications: • Design Review for a new two-story single family dwelling and detached garage (CS 25.57.010); and ■ Special Permit for a basement with a ceiling height greater than 6'-6" (8'-0" proposed) (CS 25.28.035, f). 117 Cosfa Rica Avenue Lot Area: 8,220 SF Plans Date Stam ed: Februa 24, 2010 : PROPOSED ALLOWED/REQUIRED SETBACKS i _.__....-------------..._._....----- r; �::� � 1�� f';): (2nd flr): ; _ ._ ___ Side (left): ; (right): ; LV�-� U�� 27'-0" (to cantilever) _._..-- ---..--- _..._._ __ 4'-0 (to guestroom) 5'-4" (to 2�d story roof eave) L."ri - i �i�� vivi.n 3VEi ay8� 25'-10" (block averaqel _ ._.._.. _ _ _........ 4'-0" !�i}i Environmental Scoping, Desrgn Review and Special Permit 117 Costa Rica Avenue PROPOSED ALLOWED/REQUIRED Rear (1st flr): : 79'-0" (to treilis) 15'-0" (2nd flr): '; 82'-6" (to 2"d story eave) 20'-0" __.._.. . . ------ _ _....._ _ _.__..__ _.._. _ ._ .._. ----_ _- Lot Coverage 2,418.5 SF 3,288 SF 29% 40% -- --- ----- ----_..._ _....__.. _ ........... ........... _— ---......_ . .._..___-_ FAR : 3,944.3 SF 4,130.4 SF 0.48 FAR 0.50 FAR' _.... _..___.__ . _...... --. _ __...... --- - - ----- _..__ _...__ . # of bedrooms. 4 --- _._ ___.. __._.. _--- ----..._._ _. .... _..__.__ . ..----- - -....__ . _ _.._.. _.._... _ .. .... Parking : 1 covered 1 covered (10' x 20') ' (10' x 20') 1 uncovered ' 1 uncovered (9' x 20') (9' x 20') _.._ _.._.--- _..._ _ _ _. ._....._ _._....--- . , _ .. .---_.__. _ _..._ _....- ----___ _ _ _ Heighf: 28'-2" 30'-0" __...__. _ - _ __ _.._.. ------- _-- • ------- - _____ _._._. ------ -- __..__ _... _. .. DH Envelope complies CS 25.28.075 (0.32 x 8,2200 SF) + 1100 SF + 400 SF= 4,130.4 SF (0.50 FAR) Staff Comments: See attached memos from the Chief Building Official, City Arborist, Fire Marshal, City Engineer and NPDES Coordinator. Erica Strohmeier Associate Planner c. Florian Speier, 880 Harrison St. suite 303A, San Francisco, CA 94107, applicant and designer. Attachments: Application to the Planning Commission Letter of explanation describing changes to the project, from project architect, date stamped March 1, 2010 Special Permit Application Photographs of streetscape Minutes from the July 13, 2009, Design Review Study Meeting for the original project proposal Staff Comments PJctice of Public Hearing - �ebruary 26, 2010 Aerial Photo arate Attachments: Historical Resource Evaluation conducted by Page & Turnbull, Inc., dated December 11, 2009 6�� -3to q� E" �� ie ��<�,E e�� j COMMUNITY DEVELOPMENT DEPARTMENT ° 501 PRIMROSE ROAD • BURLlNGAf�IE, CA 94010 p: 650.558.7250 a f: 650.696.3790 • www.burlingame.org ��'�i�1��N �� fl� I��NI�iI1V� ��19fIBYlfe��'�� iype oi appiicaiion: ��` �I � �� 'Q Design Review ❑ Variance ❑ Parcel #: �-` ; ❑ Conditional Use Permit ❑ Special Permit ❑ Other: _ PROJECT ADDRESS: i (� ��,rfi �r O Please indicate the contact person for this project APPLICANT project contact person� OK to send electronic copies of documents �— � �� Name: -7��'r�lAi� j��/EX_ ;'� ��i%C'�%Si Address: `5 5� ��= ��1�� i z , ; -�. . _ , City/State/Zip: .��('K�-4��"i, A �<<-�c�� ; Phone: r�- S�'1 �S /,� � � � J ( C _ ^ �'_ � � S Fax: �. ��.� ;'� <<__ PROPERTY OWNER project contact person ❑ OK to send electronic copies of documents,� f � � `^ �� ' �"� �i V'✓ Y: �1 `-- Name: ;�� T �,, il�E , �`� c � J /' Address: !�7 (��;r�i �«<; %J, ` City/State/Zip: �_lJC;'.ti'i I/v��R��E; C4 J�{L� I t; Phone: Fax: E-mail: �-r-�!�'�- : �'i' ��l �E.�S1 �F,t1«C� t� . r�"� E-mail: � v � ARCHITEGT/D�SIGP�lER Pro�ect contact person ❑ OK to send electronic copies of documents ❑ Name: �,��;.:v �d�t.� :_�!"��-1��: 1 �C=/T��C�/ �•' Address � � �1 �J� �ii �c �t �v' - L City/State/Zip: ��%��CE `' �� ,:� Phone: �/�':,.�� _;��: Fax: ��r,.� :l'�-,�(� ��i�� E-mail: �� .i� �� l i��<-/�;;',��-;<;�tz�� ;�.�� Burlingame Business License #: PP.OJEC�DESCRIPTION: ;�C`l,� _)�i�;'c� J�'�"��; x�-,S'��tr;�� :;,i��: 4FFADAVIT/SIGNATURE: I hereby certifX under:penalty of perjury that the information given herein is true and correct to the �est of my knowledge and bel"iefi. ;' � '�t�p�IG3nt'g S!�!1dti�rg; '-.'; _ /,�1�1 %� Qata; am aware of the proposed application and hereby authorize the above �P�lir�!�{ tn gi�hmit thjc a�r�ljratjn� tr the P!anning �ommission. � �� 1 � , , �CCj1@iij� 6VJtic�C'S SIC,_{fiaiUi @: ` /, �' � ��(� s� Q�ge: � .'�� .f�Ti ^� _ `� �aie submitted: � Verification that the project architect/designer has a vafid Burfingame business license will be required by the Finance Department at the time application fees are paid. 7 Piease mark one box above with an X to indicate fhe contact person for this project. S�\Handouts\PC Appfication 2008-B.handout 117 Costa Rica Ave, propsal for a new single-family residence and detached garage The original design for 117 Costa Rica Ave was proposed at the June 17th, 2009 public hearing but was met by both residents and commissioners with severe reservations. We have since completely redesigned the project with the input from the June 17th hearing and would like to present this new proposal for the March 8, 2010 hearing. The criticism of the original design was both general and specific; general in that the proposed style would not fit into the neighborhood nor the city and specific in criticizing detailing and layout elements that were interfering with the pedestrian scale and accesibility, especially the side entrance configuration, the raised first floor and the closedness of the street facade. We believe that our new design addresses these concerns thoroughly, and the project only retains the schematic floor plan layouts from the previous proposal. The new residence is designed in the Spanish revival style, an architecture that is common in the immediate neighborhood but is also found in some of the defining buildings of old Burlingame such as the train station. This style allows us to break up the mass in the main volume and wings, with different rooflines and orientations which help the project fit into the neighborhood. The side entrance has been turned towards the street, and three arches now lead to the entrance door, which is clearly visible from the street. The street facade in general is much more welcoming towards the neighborhood: the level of the first floor has been reduced from 3' to 18", the guest suite has a balcony with french doors towards the street, so does a second f�oor bedroom under the gable roof. The overhanging second floor, common in Spanish architecture, further breaks up the mass and shows more architectural details of the style like exposed joists to the street facade and a wooden, enclosed laundry room on the north facade. The use of stucco on most facade areas on the main building is complemented by a stone facade on the garage, following the logic of the roots of the Spanish style to use finished surfaces such as stucco on the main volume and raw materials for secondary uses. We believe the new proposal would contribute to the appeal of the neighborhood and look forward to discussing it with you on March 8th. Regards Florian Speier principal Zeitgeist Design . t. � 5'ms.<� .,..a, f N.T` k'�;. f`Gii�i� . a �uiLl GiT'! G�= %sLf�i_;q•1C:R��'� .- ..,2`:�ii.i.�-�,. ._�'�. City of Burlingame • Community Development Department � 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 • www.burlinqame.orq F, a � , � 1 �.� < : _.�-�-,�._ ��, .� I P 4 I��9�ee1�r�e�-, CITY OF BURLINGAME SPECIAL PERMIT APPLICATION � � 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 fhe blend of mass, scale and dominant structura! characterisfics of the new construction or addition are consistent with the existing structure's design and wifh the existing sfreet and neighborhood. � Set P�-�►cl�d � 2. Explain how ihe variety of roofline, facade, exterior finish materials and elevations of the proposed new strucfure or addition are consisfent with the existing structure, street and neighborhood. ? LJ.+�.� �.�il! Fh r�n� iJ nr�i rf F�r,z �vii�i�a�nf ��i�fh fho ro��rion*�w� w'/ocin /"�II�IYio�InPc .�, i�vvr vr,.. �.�� N, vMv�i.. p.. v�� c..,� ...y:T �... adopted by the city (C.S. 25.57)? 4. cxpfai�� r`��w t�'�c �em��af o; any tr�e� Iocafe�' �✓ith;;, t;;E fcs�tp;ir,t af a,ny n�w structure ar a��ifion is necessary an� is �onsist�nt with the city's : eforestatfen .-o��r;rc�crtfi4,c, �/V(,�t �„�f«r3�jn� ic nrnr„2nceGl fnr thg ra►rin��l �t an� traac.� �Y�ja!!1 why this mitigation is appropriate. Rev. 07.2008 �i See over for explanation of above questions. SPECIAL.PERMIT.APP.FORM Special Permit for Basement application for 117 Costa Rica Ave 1.) The inclusion of a basement reduces the visible mass of the proposed building by moving uses that do not require extensive daylighting underground. The basement will be used as storage and a music room. By moving the music room to the basement, we can achieve much better sound insulation than in a first or second floor location and significantly reduce potential noise problems. To achieve a design of unobtrusive mass and to succeed in developing a pedestrian scale the proposed residence is designed in Spanish revival style. This works well for the site and program in particular, as Spanish architecture distinguishes the main volume and wings with difFerent rooflines and heights, helping to break up mass. It marks the entry with columns and arches, and the style's more poetic elements such as small balconies with wrought-iron railings and planterboxes under windows are compatible with todays uses and fill the facades with life. On a larger scale the use of a Spanish revival style relates this project to the long history of Spanish style architecture in the immediate neighborhood and in Burlingame. The footprint of the proposed residence in comparison to the neighborhood is documented on the cover sheet and shows that configuration and size are within the ranges found in the area. The silhouette comparison (also on the cover sheet) show that the project is situated between a single story bungalow to the north and a newer two-story residence to the south. The proposed silhouette is larger than the northern neighbor, but smaller than the southern one. The driveway is located between the propsed residence and the single-story neighbor in order not to shade the smaller neighbor. Distance and privacy to the southern neighbor is enhanced by the courtyard. 2.) The basement does not directly affect the exterior appearance of the house, however it allows the reduction of bulk above ground. The street facade is mainly composed of the gable roof of the main volume and the side view of the eastern wing of the residence. Along with the west wing these roof lines break up the mass of the building considerably to achieve a pedestrian scale. The overhanging second floor, a common element in spanish architecture, further structures the facade and allows for additional period detailing offering another resting point to the eye as do planter boxes under the windows and functional shutters. Residences in Spanish style are common in the neighborhood, with the above design elements frequently found. 3.) This style of architecture is frequently found in the neighborhood, both in old buildings and recent construction. The exterior stucco finish is very common in the neighborhood and complements and showcases the details such as exposed rafters and wrought-iron railings. The rear garage layout is the dominant pattern in the neighborhood to create privacy in rear gardens. Its stone facade follows the logic of materials found in the roots of spanish style: highly finished facades for the main building (stucco) but raw facade materials for secondary buildings and volumes. The stone facade will also make it blend in with the gardening and turn the garage into an unobtrusive divider for the rear gardens. 4.) No trees are removed within the footprint, however, two old plum trees along the southern property line will be removed. The landscape plan proposes 7 new landscaping trees, more than required by the city ordinance. 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JeSS . ..,� ..... � �.i. . .fr4... v. e ,,.:.. . „- . ._�:.�;: . , -. . ...� ,. ,_. .. _ .1`, ..:� . ...e... � .. .� .. � :..u�'" �r.:+��.,_.,�� ... ' . .., � �, " ;��,e Z �.t t r ;.t '�;"� � . �.�:9; �r.. �. � r=�d � 1��.� Costa Rica 125 C�sta Rica 1 �� Costa Rica CITY OF BURLINGAME PLANNING COMMISSION — Unapproved Minutes July 13, 2009 8. 117 COSTA RICA AVENUE, ZONED R-� — APPLICATION FOR DESIGN REVIEW FOR A NEW, TWO- STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE (FLORIAN SPEIER, APPLICANTAND DESIGNER; JOLANDA AND GARY BREAZEALE, PROPERTY OWNERS) STAFF CONTACT: ERICA STROHMEIER Reference staff report dated July 13, 2009, with attachments. Associate Planner Strohmeier briefly presented the project description. There were no questions of staff. Chair Terrones opened the public comment period. Florian Speier, 2932 McKinley Avehue, Berkeley, represented the applicant. Commission comments: ■ What is garage door material (Florian Speier— would be wood to go wrth the rest of the house.) • Why is front door not on front of house? (Florian Speier— improved the layouf of fhe house, trying to maintain privacy and get good lighting, clients wanted a large double story entrance in the middle.) • Looking at plan and site planning, getting excited with different things happening, courtyard on south side, but looking at roof plan, is a radical departure from architectural vocabulary we see around Burlingame, like to see explanation on how it fits neighborhood. (Florian Speier — main design consideration to respecting adjoining residences, tried more traditional styles, had mo�e bulk at street, with this style will reduce the height at the front, olderhouses in neighborhood have clearand simple roofs, trying to avoid a complicated roof.) ■ Understand that a good portion of the house is springing from a story and half, but it is a large house on a larger lot, would like to see more articulation on front elevation, there is not enough that talks about entry and invites people to it from the street, iYs a pretty blank wall with a peculiar shape and peculiarly shaped windows. The front elevation is usually a place where we like to see a vocabulary that addresses the street. • We would expect front of house to respond more directly to vocabulary around Burlingame, notjust adding something to add decoration, there are things that can be done to integrate it more. ■ Not sure what you're trying to do, don't think it fits in with neighborhood at all, too bulky, seems like cabin in Lake Tahoe because of the bulkiness, the front fa�ade, and the doorway on the side. Cannot support it as it stands. ■ Don't understand where the design is coming from, we appreciate both contemporary and traditional u�Slyi�, �U� ^�..S��j% uj�N��cCi3�2 C^vi��n u?� �SSI^y�i. v3CiY I�i�a^y1��8 �T�Cf2 iil3SS I�� Fivi�< <�13�i VJ�2i IS proposed. Roof is brought down on driveway side where could have more mass, on side closer to neighbor it is more massive. ■ i nere is a wide poRai iucked into tne roor rorm, out noining is expressed on exterior, wnai is expressed is a broad shingled roof. ■ Appreciate effort in green features, but we have seen designs that achieve these things but also are contextual and fit in with neighborhood. ■ West elevation looks like something that wou�d look over Lake Tahoe and distant views. (Florian Speier— there is a green oasis at the rear, thaf's why a lot of g/ass is used on that elevation, there are no other windows from neighboring properties and lot is deep.) � Looking for pedestrian scale on front elevation. ■ Noi necessarily iooking Tor a,uaini siorybooks, have seen contemporary designs that incorporate ZICIIIBIIIJ OI Jl:cflC. - ^uirky desicn, scme pcsi:ive aspects, !ave the loft on second flocr, if you ca,:ld mcve ertry to frcrt anci a�iiculaie iror�i eniryvti�ay, and reconiigure spaces io get drama you wani. Reserve ihe grand gestures io ihe back raiher ihan ihe side elevations. 17 ClT',✓ OF BURLINGAME PLANNING COMMISSION — Unapproved Minutes July �3, 2009 • There is a beautiful example cattycorner across the street, has beautiful porch, announces front door. ■ Look at driveway, it is a long driveway that requires extra movement to get in and out. Public Comments: � Ed Bohnert, 124 Costa Rica, Mary Ann Nichols; 116 Costa Rica, Pat Giorni, 1445 Balboa; Tom Buckley, 113 Costa Rica spoke. � Don't think iYs an attractive home for neighborhood, disappointed, aesthetics aren't what Burlingame is about, don't think it fits. • Agree with Commission about the feel of the house, it looks sideways and is barnlike, roofline doesn't feel like it's in harmonywith neighborhood. Only required to have one parking space, seem to have parking issues in the neighborhood. Presented a picture of house on Occidental and Howard, is shingle on outside and it is not weathering well, too rustic looking. • When I looked at plans, couldn't figure out where front door is, from pedestrian point of view, is a retreat, is not a home welcoming neighbors, this would be great house on the Lost Coast, but does not fit in to the Costa Rica neighborhood, ask that applicant and homeowner rethink what they want their house to look like. Suggest project be sent to design review consultant. ■ Welcome them to neighborhood, but have a problem with the garage, it is barely able to be accessed, don't believe someone will park their car in the garage, and will impact street parking, should be redesigned to give more room to garage to relieve parking problems, agree it should be sent to design review for the reasons commission has stated. There were no further comments and the public hearing was closed. Commissioner Auran made a motion to refer the item to a design review consultant. This motion was seconded by Commissioner Cauchi. Chair Terrones called for a vote on the motion to refer this item to a design revrew consultant. The motion passed on a voice vote 6-0-1 (Commissroner Lindstrom absenf). Appeal procedures were advised. The Planning Commission's action is advisory and not appealable. This item concluded at 9:34 p.m. Commission comment: ii i�1e ��piiCBiii wafiied io �uiii�ieieiy ie�ie5iyii i ie Ni'vjeCi, pioCeSs Cuuiu SiBi i OVei aiiu i ie ieviseu project could be brought back to the Commission for Design Review Study rather than to a design review consultant. iE:3 Project Comments Date: To: November 24, 2009 d City Engineer (650J 558-7230 ❑ Recycling Specialist (650) 558-7273 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From Planning Staff Subject: Request for revised application for Design Review and Special Permit for a basement for a new Single Family Dwelling and detached garage at 117 Costa Rica Avenue, zoned R-1, APN: 028-316-090 Staff Review: November 30, 2009 1. All previous comments still apply. 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. Reviewed by: V V Date: 11/30/2009 � Project Comments Dafe: April 29, 2009 To: o� City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 Fr�m: Planning Staff ❑ Recycling Specialist (650) 558-7273 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Subject: Request for Design Review for a new single family dwelling and detached garage at 117 Costa Rica Avenue, zoned R-1, APN: 028-316-090 Staff Review: May 4, 2009 1. See attached. 2. Applicant is advised to call City Arborist regarding potential relocation of sidewalk area around trees in the planter strip. 3. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. Reviewed by: V V Date: 5/21 /2009 PIJ�L,IC W�RKS DEP�t'I'n�EI�'I' El�GII�EERIP�G DIVISION PLA.NNING REVIEW CONIlViENTS �� `'"� Project Name: GG 6 �U- Project Address: (-� � � i� �� ` 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.) � Jv1,`y' �� '1U �� S /�-t-�.� �'y �?�ti t�Cr.�� ,� S��'✓,��-� , 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 issuance.) 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. �r � 6a�a 5 � A��tary sewer lateral � is required for the project in accordance with the 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 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 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, �on1.�r;�rts, zsd _n_e�-"'•=orPrty �r_� 1�; lineS prppOse� ry the map. Pa�e 1 of 3 U:\private development�PLANNING REVIEVJ COT��NTS.doc P�JBI�IC W012K5 DEPA� 1��l�d'T �1�GIlVEERII�TG DIVISION 11. A latest preliminary ti submitted to the Public for reviews. 12 13 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. 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 tra�c, pedestrian traffic and public on street parking. The project sha11 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. i 5 Iv�o co�isituction deb�s �riall be allowed ir�to the creek. 20 � The project shall comply with the City's NPDES pernut 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 ihe project is proposing to widen the driveway. Any widening of the driveway is subject '`�.0 Ci �r �'nbLT:EPr�S .�^..'�7�1�S�a�, `�7 i�iP. 1�ii2.�S '�^v iaGt u"?�1C3iPJ t11� S�G.�iP. ^vI ��P, wiVPJVJ'Tiy� �'e—SlivL'illi Tii2iiS shav�ing the driveway profile with elevations Page 2 of 3 U:\private development�PLANNING REVIEW CONID�NTS.doc PIJ�LIC V6�ORI�S DEPARTMEIVT �NGII�ERING DIVISIOPd 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 COMMENTS.doc �; Project Comments � Date: To: From: Revised plans submitted February 17, 2010 ❑ 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 a basement with an interior ceiling height greater than 6'-6" for a new single-fam�ly dwelling and detached garage at 117 Costa Rica, zoned R-1, APN: 028-316-090 Staff Review: N/A No further comments. This project must comply with the conditions of approval as stated on the review dated November 30, 2009. Revi Date: v�� `� � 'O W Project Comments Date To: From: November 24, 2009 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ Cuty 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 revised application for Design Review and Special Permit for a basement for a new Single Family Dwelling and detached garage at 117 Costa Rica Avenue, zoned R-1, APN: 028-316-090 Staff Review: November 30, 2009 �n the plans specify that this project will comply with the 2007 California Building Codes (CBC). �er 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 �C E8!- �� the following URL: http�//www burlinqame orp/Index aspx?paqe=1219 or Contact Joe McCluskey g� �. �„ - at 650-558-7273. ��'S � *** NOTE: The Checklist that has been submitted takes credit for the construction of a"High � Performance" home with energy efficiency 15°/o above the 2005 Energy Code. This project will require compliance with the 2008 California Energy Code. Please submit a Checklist that references compliance with the 2008 California Energy Code. 3) knyone who is doing busir�ess in the City must have a current City of B�rfingame business license. 4) Provide fuily dimensioned plans. 5) F1II WOfIC Sf18II �2 CGiiuUCiE� Vviiiliil ii ic �i^'li�S Of :ho .r.l+j! S �Ipign�, (lrrljnanCa. 6) 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 �ntil a Building Permit is issued for the project. ndicate on the plans that this project will comply with the 2008 California Energy Efficiency Standards. Note: All projects for which a building permit application is received on or after .�anuary 1, 2010 must comply with the 2008 California Energy Efficiency Standards. Go to _ http�//www enerqv.ca.qovltitle24 for pubiications and details. ;C$,Y' Indicate on the plans that the Terra Cotta Barrel Tile roof must comply with Cool Roof ,., requirements of the 2G08 California Energy Code. G'9�Show the distances Trom aii exterior waiis to properiy iiiicS vi iv oSSuii�cu NiOj��ft.`y' �I^�S ;��Show the dimensions to adjacent structures. 11) Obtain a survey of the property lines. � the plans specify that the roof eaves will not project within two feet of the property line. �rovide detaiis on the plans which show that all roof projections which project beyond the point where fire-resistive construction would be required will be constructed of one-hour fire-resistance- ��ted construction per CBC 704.2. ' 14 Indicate on the plans that exterior bearing walis less than five feet from the property line will be built of one-hour fire-rated construction. (Table 602) �5 On the plans show that all openings in exterior walls, both protected and unprotected, will comply with Table 704.8. Provide a table or chart that specifies 1) the openings allowed and; 2) the size nd percentage of the openings proposed. 6) he area labeled "Office" does not meet the minimum required dimensions or area for a room. /- evise the plans to show compliance with the minimum room dimensions. CBC 1208.1. �7�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 area labeled "Office" is a space that can be used for sleeping purposes and, as such, must also comply with this requirement. �}-bn the floor plan indicate the layout for the proposed loft. Indicate that the room will be open to �t room below and will comply with all guard and ladder requirements of the 2007 CBC. ndicate on the plans that a Grading Permit will be obtained from the Department of Public Works. 0 Indicate on the these plans that that engineering and shoring plans, as required by 2007 CBC, Chapter 31 regarding the protection of adjacent property and as required by OSHA, will be }�bmitted with the Building Permit application. �1 kidicate 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. �?.,�j'�'rovide section details that show the finished headroom height for each room in the basement. NOTE: Areas with a headroom height greater than 5'11" are considered to be floor area by the C�?.�lanning Division. esignate the proposed use of the rooms in the basement. l-��Provide one emergency escape and egress from each sleepinq room in the basement area. Sec. 1026.1. On the pians provide detaiis for the window well(s) 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. 25) Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating tne allowable lot coverage. Consult the Planning Department for details if your project entails landings more than 30" in height. 26) Provide handrails at all stairs where there are four or more risers. 27) Provide lighting at all exterior landings. 28) The fireplace chimney must terminate at least two feet higher than any portion of the building withir ien feet. Sec. 2113.9 NOTE: A written response to the items noted here and plans that specifically address items ., ,� AA c,� �,g �o �n �� ?? ?3, and �4 mus# be re-submitted be�fore 2, 7, 8, 9, i �i, 1�, � 3, �-*, 1.,, 1, , ,-�, , , this project can move forward for Planning Commission action. Reviewed b . { Date: , �`� c Project Comments Date November 24, 2009 To: � City Engineer (650) 558-7230 0 Chief Building Official (650) 558-7260 X City Arborist (650) 558-7254 From: Planning Staff � Recycling Specialist (650) 558-7273 � Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Subject: Request for revised application for Design Review and Special Permit for a basement for a new Single Family Dwelling and detached garage at 117 Costa Rica Avenue, zoned R-1, APN: 028-316-090 Staff Review: November 30, 2009 ❑ Landscape plan meets all recommendations with addition of Gingko tree in City planter strip and reconfigured sidewalk. � D� Q°.r �� -� Reviewed bv: Bob Disco ��i��io alA✓�S Date: 12/9/09 �..,.�,. ,...,�_:,� ._r�_a,m ,�-...�� ,,�.._�,��. F�.,,.��-, ._r��._.m., � Project Comments Date: To: From April 29, 2009 ❑ City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 �City Arborist (650) 558-7254 Planning Staff Subject: Request for Design detached garage at 028-316-090 Staff Review: May 4, 2009 ❑ Recycling Specialist (650) 558-7273 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Review for a new single family dwelling and 117 Costa Rica Avenue, zoned R-1, APN: L — �1�� ss'SJ � �r� L!� �'s '� �3 �`Z��,�I�vsc� ia 7'0 !.1 �� Kt PG /J �4'�'E 2 S�`oL�` (% 7Z� �{ l�� . �' Gv' E � n � . A ��c'S �'«C, ��JYt G �k,�t_�-1_.��. —�_� � ��_�..��"OZ-� f� t� S � _ _�,5_�. i� �� v� � �o et �l�� Se4� .w� �-- F� �v 2.E �<fiZE �� ---�_/�-S . - � 12 .D. GcJ � 5 G�' ��e ��'ot F�-G�c o� GU�t �, � � G.l✓%�l%?�lsj�.�' (/'°(��'4/ V� Reviewed by: . �� Date: 5/� /� � l Project Comments Date �o: Fr�m: November 24, 2009 o City Engineer (650) 558-7230 o Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 Planning Staff o Recycling Specialist (650) 558-7273 �Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney for Design Review and Special new Single Family Dwelling and Rica Avenue, zoned R-1, APN: Subject: Request for revised application Permit for a basement for a detached garage at 117 Costa 028-316-090 S�aff Review: November 30, 2009 Same comments: 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. Grawir��s suu�i«ed to 6u��inc� De�a�trnent �o� reviev� a�d approva! sral! cleariy indicate Fire Sprinklers shall be installed and shop drawings shall be approved by the Fire Department prior to installation. Reviewed by: � � ��,� Date: �o7'��c, Project Comments Date: To: From November 24, 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 X NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for revised application for Design Review and Special Permit for a basement for a new Single Family Dwelling and detached garage at 117 Costa Rica Avenue, zoned R-1, APN: 028-316-090 Staff Review: November 30, 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. Please include a list of construction stormwater pollution prevention best management practices (BMPs), as project notes, when submitting plans for a building permit. �lease see attached brochure for guidance. The attached brochure may also be downloaded directly from flowstobay.org. It is recommended that constr�!cti�n Rf�P's be �laceel on � sep�rate full si�� pl�n sheet (2' x 3'1 far readability. For additional assistance, contact Kiley Kinnon, Stormwater Coordinator, at (650) 342-3727. _ t /` a Reviewed by: ��-�a �� " Daie: i� �� f� v � ��.� %i",,� ,;,, 5�� ew�� PvI]utlooP�ermcvuRvgnm '�` ia� a �%� . 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Construcaon activiries can ilicectly affect the health oFour waters unless contracrors and crews plan ahead to keep dut, debns, and other cons�vction wasle away fro.m s[orm drains and creeks. Following these guidelines will easure your compliance with local stotmwater ordinazice requiremenfs. Reinember, ougoing monitoring and maintenance of installed con7ols is crucial to proper implementation. HOBVy Equipment Operation Eai,nh-Moving Activities �� . =�e..uewm mb.em s.oiwry �a- Sm�N�vmtymr�_.�etla'1.m.� szavWmimP�MR�n*+e=fmawm�wlm mmwe4 ,YO�a�nv��iuuuemelemem.�6�N'e�mmn Mid� nd eP� �6 nn.la4 �oe mma mA�u.r�� w+r��w um m.lw s.m.naN nn� Ph ad Mtrb mu aame�+��e�� Pom�o.WaR ��N mm�a �mt me.mm �41vmu,mim� WaOcv. �•+4�.d� � v� v tl'w b Clral nm e�mmt mw Roadwork & Paving �a.�m�, �� .�`.��e��irw� ma�n.wramr.�ms l�o.��iw y��pm�rew...e�e.�.wi.v�wm v��i. JPor� �m.�evNm�intl •N+'elde�otey�dp� we.�ms a.w��w4m�mera.� �w ee�+heN[am �mn9iWlmmmmw..y .m� F... a daa vu m Iwnde s em wo4m� � ! 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V�e �.wenw�..t e,� ��;.m .,��..��„d�,= uobv m��lw.s.�� ¢yWben�mem.e Jp��rem Y u mm� fum ef �v� feeed fer •- .aNesVuaslberue w w�M+eu.oe kIh4W N�ba Mem � ed �m...n.rv�escuau.a��:.a J p.pw al mm peu�m.. bmme wuc mIP� �1V9mo.P•�1 wut of ine ! wmmsP oP ueanY..m �wi wr�red..uuomm ie�W�eewmmy aawe. md wuc r.�aae. �T Nav ba� e, r�eww��iea.°wa�,m.a� oav:m.a�IVRmtmm+� •meid.+u�=1m�-�rN� �R m�m'na w.. mm�. r� Q�r. ti.se:e u.:d. � s m � dnnuaN�.mMm+eme no��hmu. Yudoom �_. mev m. trm�.m.uv m. mm � c.�-e.enw.�;� � � d�.a.� n m. m�-u� e�� .w�,�.� h � .bm..etirdwiv.evma�o.vNm !a �v..� � •bmtr..A� Jpe.ue N. f.� b�NI m.ymib Ib m��b. �h �.m H m.....0 wum Nm- �CITY OF BURLINGAME COMMUNITY DEVELO?MEN" BURLINGAME 501 PRIMROSE ROAD � BURLINGAME, CA 94010 �� PH: (650) 558-7250 • FAX: (6 , www.burlingame.org Site: 117 COSTA RICA AVENUE 0 � u^�� ., 6• �•,-, =' . � � � � � �'��.s .��} � � � [:?aiisd =rom 9-v'1� �v r��3�,v� The City of Burlingame Planning (ommission announces the ��f� ��'�� following pubiic hearing on MONDAY, MARCH 8, 2010 ��,�� at 7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road, Burlingame, CA: Application for Environmental Scoping and Design Review for a new, two-story single family dwelling and detached garage at 117 COSTA RICA AVENUE zoned R-l. APN 028-316-090 Mailed: February 26, 2010 (Please refer to other side) Ciiv of �url%nqarr�e A copy of the application and pfans for#his project may be reviewed prior to the meeting at the Community �evelopment uepariment at 50� rrimrose Road, Burlingame, California. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone eise raised at the public hearing, described in the hotice or in written correspondence delivered to the city at or prior to th'e public hearing. Properry owners who receive this'notice are responsible for informing their tenants about this notice. Cvi auuiiiCi iai ii �f^vi i i�u.ICn nlo�co ruif lF�,(11 F�R_77��1_ Than�, vr� i r�,.u._.., �,,...,i � : ,.,u. William fVieeker Community Development Director PI��LIG F��A�� E��l�� (Please refer to other side) Item No. �esign Review Study PIROJECT LOCATIOIN 117 Costa Rica Amer�ue City of Burlingame Design Review Address: 117 Costa Rica Avenue Item No. Design Review Study Meeting Date: July 13, 2009 Request: Design Review for a new two-story single family dwelling and detached garage. Applicant and Designer: Florian Speier, Zeitgeist Design Property Owners: Jolanda and Gary Breazeale General Plan: Low Density Residential APN: 028-316-090 Lot Area: 8,220 SF 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 and detached garage. The proposed house and detached garage will have a total floor area of 3,925 SF (0.48 FAR) where 4,130 SF (0.50 FAR) is the maximum allowed (project is 205 SF below the maximum allowed FAR). The project includes a detached garage (402 SF) which provides one code-compliant covered parking space for the proposed four-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 application: ■ Design Review for a new two-story single family dwelling and detached garage (CS 25.57.010). 117 Cosfa Rica Avenue Lot Area: 8,220 SF Plans Date Stam ed: Jul 1, 2009 ' PROPOSED ALLOWED/REQUIRED SETBACKS ; ___ _ ___ : __ __ Front (1st f/r): '', 26'-6" 25'-10" (block average) (2nd f/r): ! 28'-10" 25'-10" (block average) __ _ _ _ ___. _....... Side (left). 5'-2" _ 4�_0�� (right): I 8'-0" (to 2"d story eave) 4'-0" _ _ _ � _ Rear (1st flr): ' 71'-6" (to trellis) 15'-0" (2nd f/r): ': 69'-6" (to 2�d story eave) 20'-0" - _ _ _ _ __ __ _... _ Lot Coverage: : 2,522.2 SF 3,288 SF 30.7% 40% _ __ __ . _ _. _ __ . FAR: 3,925.4 SF 4,130.4 SF 0.48 FAR 0.50 FAR' _. _._.. __ __. : _ _ # of bedrooms: ; 4 --- _ __ _ __ _.... __ ___..._ _ _: _ _ _ Parking: ; 1 covered 1 covered (10' x 20') (10' x 20') 1 uncovered 1 uncovered (9' x 20') (9' x 20') __ . � _ __... _ _ _ Height: 29'-1 " 30'-0" _. ... _ , _ ..... ___.._ _ DH Envelope. complies CS 25.28.075 ' (0.32 x 8,2200 SF) + 1100 SF + 400 SF= 4,130.4 SF (0.50 FAR) Staff Comments: See attached memos from the Chief Building Official, City Arborist, Fire Marshal, City Engineer and NPDES Coordinator. Design Review Erica Strohmeier Associate Planner c. Florian Speier, 2432 McKinley Ave., Berkeley, CA 94703, applicant and designer. Attachments:' Application to the Planning Commission Photographs of streetscape Staff Comments Notice of Public Hearing — Mailed July 2, 2009 Aerial Photo • 117 Cosfa Rica Avenue -2- ��3£ii<l /��-�,�1 �auRUNc�.n,el � �5`^, ^ :; ; i �/ COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 ° f: 650.696.3790 • www.burlingame.org APPLICATION i0 TH� PL�NNINC� �O�l1�ISSION Type of application: 'Q Design Review ❑ Variance ❑ Conditional Use Permit ❑ Special Permit PROJECT ADDRESS: � �--� � c�� l � O Please indicate the contact person for this project APPLICANT project contact person� OK to send electronic copies of documents i �� Name: �7��'�=(Aiv �r�/Ex� % ��i J`�;c/(% � � � � Address: �y�� , ��6��,� �i j� z ,-� l ?�� City/State/Zip: .;k-rKC-{�:`i, ``9, � �-��-� >-- Phone: . �:��-.S �� % Fax: .�! c ' . ^: r�,` _ ��C�..S PROPERTY OWNER project contact person p OK to send electronic copies of documents� f L, ;�!{ -'f � �(,! N! �V'✓ GU'V z- Name: ;�� ' �� i�, il�� . � t. J / Address: ll� �i;rF� �«�> r.�� City/State/Zip: JC;'.r'� 1/u;�i�?E; �� .i �f �= � �= Phone: Fax: E-mail: �-r'-�!��. ; �3' �r�C,'E.��% �SF�1«C� t�°. ��,,:.. E-mail: v � AE�GHfTEGT/QESIGNER project contact person ❑ OK to send electronic copies of documents ❑ Name: �f�c_c��;'� �>!"��-(!� ! �C-%T�'C�/�"% Address � � �l �� 'i� `c , �';�- c , City/State/Zip: �c=�•c�cc �' �f ✓' i -, Fhone: �� / C: , S.� � !�<;=; Fax: _a�r'� ; r/� � ✓`'`-} �._ i!� i.c`_' �? `� i i c_�_� _ _�, �-� � �2;1: :3 � � i - -, � j'�: ,ei!�C� � � ^C��/� � Burlingame Business License #: Pf30JEC�DESCRIPTION: ,•:'C�� '�ii.;;c� J/'i�%�<? ��,5,�.�-';�� ^:��;i, �FFADAVITISIGNATURE: I hereby ceriify under:penalty of perjury that the information given herein is true and correct to the �est of my knowiedge and beti2fi. ;; �,��Iir_.�nt°c SEg��r��CP; i,�: �1� �ate: :".'�� f± � �� " �'^ �^vi iZ@ tNE 8i}0'�8 a ilC�fit i0 Sl1�iiTiii i`iS a��i ii�fi i0 iil t��8i t.11l IC� am a e c h pr^, os.. a�p �ca i�r �nd h2r2by au h Pi� P� �� , _ n;pmjscinn. � �� '^ ' - 'c_ . � !� l', -r.t{ �i I 4� �r�perfy owner's si�naiure: � " ,� �-�er (��-2� 17ate• � �-� �`'Pi �� — Date submitted: ❑ Parcel #: � � �'� I I ��;�� ❑ Other: �`�� /L. � Verification that the project architect/designer has a valid Burlingame business license will be required by the Finance Department at ihe time app[ication fees are paid. 7 Please mark one box above with an X to indicate the contact person for this project. S:\Handouts�PC Application 2oo8-B.handout 11 i Cc�sta �ic� �v�n�se - ��igf�boring prc�p�rti�s i 3 #. q��'^` � �'Cw �� €.. `. § 7 S �3 �' A> �' � i� C��t� �ak�� k` �� C§ �. 4-� �L . 4 � tS�" °r �i �� . "C��.: � a"�.e. _., q."�s . s '� * 'i�ai �� .p ' ..... ,y�S � .a � wYi .� t?4� .: +i 3 �..r; b.:. : w .. � .. .� r_ ,e. . r 6 . � ' . RP .} t � :..%' �q �� r . �� • Z ��R .... ...».. � . "Jt'..a��. ��9c� � + �� . �.�'"�. . . " i • m, j .,..,. �� a .. � . . v,�.a . a.;.#.m .,,r ' , .. ' v. "� .,, a��.. :� '"R, i ..,.: �°c�; . .:.. .;: :i ., . . . . ,,,�.. . � �a, . �� . . .3 � , : � . . ° , ' � _ . �- °s.� r T , , . o , , e,, � _.>�.._ . <.��v. .�..: ..e,. � . �. . z . . . "'� . ., . n , .. , . . . �,. . . . „ ,�.c r... �. . �. .. .�: . t, . � . ..., E,�,.. . � M� _.n:�.x.n.....o:„" : ,�� .. .. .. ,.,a = , e . .... � v-_.:. , e °��1� . �.6�r�k. e � R ,; s. , '. � „��an.� t . � ,. " ,.. . .,.., . -., e .... ., ,. . r:� . .. :.x...�� . Y-..... x :._� .. . .,.. 4kv , c*?. � ,.,,�. .. ... -� . . . . ; "' .. ..� ... .... �^�:.��.�, .,:t� ,.," ,..9., , .,. :, s�uta �., Axtgi # -.„.� . . �>k.: '� .: - . .., r,, , y. x �..,k,� �,«..��..�� ...t .., ;�� .: .,.. . . .. ; ., `�:y E :.,. . ... . . ... . �� . �r ' � '.9 g,h %� ' E �a Y 9 . . .,: ., > + � , , . , .� . .., �a>.. �.,. ` M' , _ : e e :€. �'. �,,, _3i^Ja ' • ' . . . , . ...e �:. , . . • : �; :, . . e� . ... , . � , .. �.. � � . � . ,: .; ... . . . � .r . . � � � . .� �. . . . ; � ��, . .. . � . . .,. . :. . ,. .. ,_� Ye.�. A r� ..^+*a'a�4 .. � .. �e. �:. �. �z < e , " .. �. .. . . . � e�-.i. ., _ . .. . . . ' �� . �. � � .. . , . - .. ., � � � , - � .. s � q..� ��rew.+�_�,,.._. . . .. ..._ ,_. , . ..... .1 � a. e�. ,. . .. � ... .. .. . _ . i 13 C.c��t� F'i; � i� i t��sra R�ca - prc3j2c�t site , dw; �ast� #�i�� 1 �� v�t� Ri�a � �� T � �m � ��Y� � � rt W � v "d, „��a'E�i>... .. 1 �`� Costa �ica Project Comments Date To: April 29, 2009 � City Engineer (650) 558-7230 ❑ Recycling Specialist (650) 558-7273 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From Planning Staff Subject: Request for Design Review for a new single family dwelling and detached garage at 117 Costa Rica Avenue, zoned R-1, APN: 028-316-090 Staff Review: May 4, 2009 1. See attached. 2. Applicant is advised to call City Arborist regarding potential relocation of sidewalk area around trees in the planter strip. 3. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. Reviewed by: V V Date: 5/21/2009 PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION PLANNING REVIEW COMMENTS The following requirements apply to the project 2 � � 4 � ��'`�,�� Project Name: - dl� '� Project Address:_� l � �i1t� 1'�l�r� ' �_ 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.) <j„r�,vi;y � 'lU �� l�=Ci,1.�0 (%`� ��'gti L(-P--t��i Y'l'�0 L y�9-cfJ `7z.✓/LV�`L°dL � The site and roof drainage shall be shown on plans and should be made to drain towazds the Frontage Street. (Required prior to the building permit issuance.) The applicant shall submit project grading and drainage plans for approval prior to the issuance of a Building permit. The project site is in a flood zone, the project shall comply with the City's flood zone requirements. � iyli 6"�*-� 5 � A��nitary sewer lateral �E is required for the project in accordance with the 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. � 0 Submit traffic trip generation analysis for the project. 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 COMMENTS.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 13 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. 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 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 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, 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 COMMENTS.doc ��. ��eeb . �.. u.r» . � ,x. __ �� Project Comments � Date: Revised plans submitted July 1, 1009 To: ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From Subject Staff Review: Planning Staff ❑ Recycling Specialist (650) 558-7273 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Request for Design Review for a new single-family dwelling and detached garage at 117 Costa Rica, zoned R-1, APN: 028-316-090 N/A Project Comments Date: To: From April 29, 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 for a new single family dwelling and detached garage at 117 Costa Rica Avenue, zoned R-1, APN: 028-316-090 Staff Review: May 4, 2009 . 1 On the plans specify that this project will comply with the 2007 California Building �;� Codes (CBC). /2)/Per the City of Burlingame's adopted Resolution, applications received after U 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.buriirqame.org/Index.aspx?paqe=1219 or Contact Joe McCl�.�skey 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) Show the distances from all exterior walls to property lines or to assumed property lines 6) 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. 7) Comply with the 2005 California Energy Efficiency Standards for low-rise residential / non-residential buildings. Go to http://www.enerq .�a.gov/title24 for publications and details. NOTE: Building Permit applications received after August 1, 2009 must comply with the new 2008 California Energy Efficiency Standards! 8) Obtain a survey of the property lines for all new structures. �On the plans specify that the roof eaves at the new garage will not project within �19�no feet of the property line. dicate on the plans that exterior bearing walls (at the garage) less than five feet -� from the property line will be built of one-hour fire-rated construction. (Table 602) �)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 �II required egress windows on the elevation drawings. pecify the finished headroom height in the basement. 13)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. 14)Provide handrails at all stairs where there are four or more risers. 15)Provide lighting at all exterior landings. 16)The fireplace chimney must terminate at least two feet higher than any portion of the building within ten feet. Sec. 2113.9 NOTE: A written response to the items noted here and plans that specifically address items 1, 2, 9, 10, 11, & 12 must be re-submitted before this project can move forward for Planning Commission action. Reviewed by: �----�� Date: � � Date: Project Comments April 29, 2009 To: ❑ City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 �City Arborist (650) 558-7254 From: Planning Staff ❑ Recycling Specialist (650) 558-7273 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Subject: Request for Design Review for a new single family dwelling and detached garage at 117 Costa Rica Avenue, zoned R-1, APN: 028-316-090 Staff Review: May 4, 2009 -- /�(�Gc> C��7_�� Si`_`D�Fv/t 4k- —!zf_c�v�2� � _ — /�l�w S.'�J � �n �-�c-- c'S � 3 � _iZ�c�r+Elcv�,� g,� To �c'� ��r P�q�rE2 Sr�.� P-T-a � FE�T w�"n� . � ��'��r�c. CQnc�4�rE r� F�c-r1k�� _ �'�"/z,�%� ��s v`�o -- 3� I� � vE �_ _�0 2_�� SQ`( .cvG_ �- Icu 4-zr_2E _ S�f1-_E_�Q"' �/[r,�S . � � . �, — /_ .O. CtJ��S---�— G �r�t F_��i oF __�uit �3_,_ r .�/��sc��E _�Ll��v Ok . Reviewed by: . �� Date: �� /� 9- - - l c PROPFRTY I INE .. _ . . . _. _. . ..__ . . ---.--_._._.._. _ .._.___.__.._ ._. . -__...._._..-- ----_.-_.. _._. . _. . _ . - _ . —l��_ — _ � NEW SIDEWALK � � � . >=� �'\ �-- �. ? --- �; , �\ .� , , ,�, ., � i - -. � .� �-PLAN-�ING �. �, � �. � � STRIP � i � �. , � , , � � � � � -� -- --- --- - - --- - -- , � � CUR� ... -- ---- _ -- -- - --j PROf�FR1Y UNE, CURB �- ---- � ��, _ _ - . � ' -- — - - , _ �-- — - -1 ---=-- -- -- - _. -- j- _. -.-. .-- -� � CASE 2— CURVE WITH TWO TREES N. r.s. NOTES: l. �CTUAL DISTANCES AND CONFIGURATION WILL BE DETERMINED BY PARKS DEPARTMENT STAf-F (650-558-7334) WITH CONSULTATION FROM THE PUBLIC WORKS DEPARTMENT. 2. ALL WORK SHALL CONFORM TO CITY STANDARD DRAWING N0. SW-1. :31DEWALK RELOCATION TO MAXIMIZE PLANTER AREA pEPARTMENT OF PUBLIC WORKS CASE 1 — SINGLE CURVF N.T.S. � PLANTING � .,. STRIP � - ; ,--.NEW_ SIDEWALK iC \ \� i ,�i --- -- --- , , f� � ,. . \ ��., , � , � i � � i \ � i � P'LANTING � ��PLA[JTING �� ' � '1 ��'` � � �� „ STRIP ,1- � , �, � , S1RIP . � � _ . � � � � - - _ � _ — / �, -- ---- �`-- APPROVED BY DRAWING NO. DATE TREE-1 5/18/2009 (1 of 1) Project Comments Date To: From: April 29, 2009 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 0 City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7273 �G Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Design Review for a new single family dwelling and detached garage at 117 Costa Rica Avenue, zoned R-1, APN: 028-316-090 Staff Review: May 4, 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: y��'�`�d� Project Comments Date To: From April 29, 2009 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 Planning Staff � Recycling Specialist (650) 558-7273 � Fire Marshal (650) 558-7600 X NPDES Coordinator (650) 342-3727 � City Attorney Subject: Request for Design Review for a new single family dweliing and detached garage at 117 Costa Rica Avenue, zoned R-1, APN: 028-316-090 Staff Review: May 4, 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. Include a list of BMPs and an erosion and sediment control measures plan, as project notes, when submitting plans for a building permit. Please see attached brochures for guidance. The attached brochure may also be downloaded directly from flowstobay.org. For additional assistance, contact Kiley Kinnon, Stormwater Coordinator, at (650) 342-3727. ��:� .,. �,;1AY — 5 -,n� c.,�� Reviewed by: �Z,�- �U�"�, ,Tv oF 6�:s�mr�,�:,r,n��. -� �.�vrvin!c ��,: Date: J� �� . , ir�� s,�,�.,� 4� Poll�aan Prt+v�uon Prag�wi !£ F� �9 , 4 : i �.;� ��;� ,r� � ��`�ti.,�.� ; - C76IIC2fl1 ,'+�>:': Cons�uction & Site Supervision :� .� �..�.,�. � �, `m� 'o" ,�w � �`�" ��. m ��.m��w� �,�:...d�„e:�. .�a�,�..a '«,��`:.,�,��.�Q� w��m�mm.�..�m. �� '°".�',_..`� m _.�.e.�,.. �..� ��a�du mlmnbWY¢ J�wm �•�P�N mulM au fu m ��reMee�e11e1 �aLreuti:�wVm+� anb mka m1 nwW Rvxu� , �-M�t .ao.�mmpin W..+w r ws J�mam J��rylm+ertaqmE nv(ss� Vlre au! w a�y �..M.�b w�oe m. uu u m�.ms J �w�+v �rrfaeiW��hWu�unmmum. �6vvetulua mn m�ml Wv�wlvwW � � Iw. eM �e uen m�� imeaelu�f l�trmowmumo�o�Va wm��amb.w n F �� . . )w �NUYxpJm'awao�ro. ,e.num m�o�pm�. m� rmm�mm � kW.l'I+i' mvveunutlermhm �mv i0mp� evW� ��me wcm.e.mmd m unvu atw s�ortqme. �de om.�q JM.Y.�.m. om��e eu�em�e�wa„'�i.N.e m w� .Aems oNa� Mw� .m �.m�rrv,�p. [n�t u;��i. �.wr awtvy . .. �m.w�.' a�trmlrwa.mw�samec er �.�r.We �..ri.l. �.na.... ri.mm. nn.e¢ aWq ��w�L wiw4 e�n�.w��cm.a.q /awv um wb a�p+b. ��m�1W Weodw. �vaaexn�vb. �.uLL.va�m.a..w+. �:�clef muu m":�.r��.��,.. Wmmmeomm�.ovtmn.mMa� Stormwater Pollution Prevention Program Pollution Prevention — It's Part of the Plan It is your responsibility to do the job right! Runofftiom strcets and otherpaved azeas is a major source ofpollution iu local creeks, Sao Fraucisco Bay and tUe Pacific Ocean. Construction activities can directly affect the health of our waters unless coniractors and crews plan ahead to keep dirt, debris, and other constiuction waste away from s[orm drains and creeks. Following these guidelines will ensure your compliance with local stormwater ordinance requirements. Remember, ongoing monitoring and mainte¢ance of installed con�rots is crucial [o proper unplementation. Heavy Equipment Operation Earkh-Moving Activitiea �_�...�m,-�.mw.�,� �pmlqdpMew�Yld�s�b�� 9zavplw�mywy�eµum/saw�vcmalm o��alf�veue�a(��ammo Jqqsv.meem'oumimYvmmel�mYeYemt ob InM1 �9��T��W�mLnfwL�iy.W�mis lPrvvnErnun' tl��F�g'ew�.Mu�m .eLln�wE�P+l�otlexiw�c rlmbd4��Va�Y��vP�w•�� 4h�ma�mm6�is Wu 0v�. pvm�lY�v rva��e�h�YWWvmm�pc�fie CO�a��uvauaulann. � wW m�� ome�a ewmw.npu�»oh W �NieL W Jw�b��mamec � Gwawp��mimuwdouwmcammpaw .m�.momreu.,.a�,u.m� Jq•�ucJ.<Ju �e^PPmmamchbm JM�wmHmm��v.m�oo�u.ua�.m..momi �..• mP ml WuaGMnJ14m� m1e�. mrt lo ��mt��1- �wpT4m rurc e�JmlmWe.wem�im.qwp�m ! M>'nt u�m �eArJc mev�. [bu qi Ip�w m�!'�M eba wlVpps N��4m�lMeEmm�hm�� W4V ��b rM��_ _. cx PuonmmbWt m 'm. vdm�J.em�w �k.�4u �as r�ya, ivclmaw[p W k�w J5�'av�vNMld�Ym�w��maw��eH. Nnc�L uqxros�m Yvo �'b'k fir bv•�n�t�Y rhm MwwJs�nwMN�yw�r�wb aeµ� io(•ad�mW�wl J��mw.nw.m�..�wt�W2+v�= � uryywu<ayamnMiawn�m+� .0 np�eemi.�m ore�mo. m.nn�n aa�da ' ..pw.�u.mroe��uw�av�s�2j00 m Vfmm� Cmo. twN esY� ssa�(:� mop.�rtl ! �nW��olewbnmlieGmne�umvY �b l9cLdubn�n�m W n+aiB•wd forM wms. !Pa(�m�ma��m��w'6cmiEeµ �. dve� wodwiimo��mpintlY��lw�wy IOovw�sNrl Mlm W W�mar�m wnpmm��rC.'e lw�ul3mJsiO��rM�lb� ee Wv�w1 w� la amewi.tiv mlrmrc�m.aa'� WmP�nGmoel Bma aimMibw��danhaaqioe nYoa�t m+bwm iw . tloNbme4dae4mmN. Roadwork & Paviag ��.�,��«. ��.�.-�.��..� .�� s�,.��r.:..a.�, �'��.�...m..�.,�.� WhmR11e�6 �N�wom�lau�vaemuM udY��^ � mnVlael' mmuc� �.r.y Ebd nu m luhnue w Cm pupnm� v I RR.>rb uetdl h�ria. mo�u. n�tu �Sd��. et 'ILia�w��Y�miuW caebumoY�mP�a. �s faw�csa J�r.ow.m.ulvo-bwv ��m.�mml�.lmwMev ..1�� n.�eem�muwn�moBuma m1 ruytle. m duw� ry An Rm�vm Jnm G rv��Nboed6�mmxtion munLwXh Jqutic�. Aa¢.xGvu�mwmdw<rvu�ortwW lapm�r �w4 u rlunc Sw mE Mm �P 6mv wm w'� m�v � x Nnbu� m+wl �t� n�um��l..bmoF"M�'�oemibhW m'elY++w), �,r e4 w md im.s �mum4 uC �a�ck m qqropuo-lY �WF �� J nwitl on r yqu..um M+�� re Am movol. �.. m cv vWntrAlsc�T��msu. J �hmtie�� m�eow� w imqHcm a�w ieku em�w ww..m.R.Smw u��.m �nmf �� me�.. ema. moimip eeiu.ay F resh Conerete & Mortar Applicatioa �. `,., .��, ,.. � � �..,. . � Gyn M�wm�sW��mlemRf�� .oe4u eJ �¢ P.aa� dY muav4 hm vioL Painting 8c Application of SolveoYs & Aclheaives � � .� ��:.��.m,,..�...,� .�...�:��..,.� �.:� o �'.:�.��,,.�.d,a teduwaMu�NnN�u� �pf�mu��vwbwm�w wv�l � l Seve bY olrtJb �Yue uVm Ne wve u.4a�. �.3II�SCSp1IIg� ��5. and Pool btain�rr+�nce �M �aw �ueii� v a.vN pWi� tlwu�. �Ra�� hm.mtafu4mubwYma wol6b+onm.tw�le��q6mw�'�..w�v P�4e4�1n� p�ey��ry��¢ �bupu�meWs�Yw• lSpeJJep�MVmlRvv�tmqyvabtr�wamv- J Wetwm+uemummYmJo��¢ouNvulanu�n Iwri<�ms��bmu� inmmna�mev b�fw�p�wen�ism0emuwt � ��Y �v.M. �v+hm rvm1 wbye.wem•.umwek�ari� .m.Mm�m�me r��Nma.lm..r..�eww.n�uhwey. n..e<�•w.�e...anwo N...mo��ao...m.n o. r.+. � m.tn trd..e. emw.. a.�. 11�ka'��rmr-�.v M1ah.��eua.un�wmYm�.w uem�e�y ! Ba up m1 apvue mY �w� m mp v ev�y p�vm e�p �am� ,�ue�o ��we6memne�.�qm1ro Pevm.�y�m.�,fi�m Mmnf'M1.dc �wmunbo uwm�. . aney�yaewwae�oe6� w+�me� i ¢mwEeNrtl�mtle� WtrsMVYm[w v��f.lema mP� W�Y �bePlxe W �w� ww�4 l xsya. wy. eta� at a.t« emow. x. i..�w� J �w �� oto.vbr.�eepw� ! rv..smn olu w bmiJw.r.m.d:.i. Storm drain polluters may be liable for fines of up to $25,000 per day! c1..nr�M�nNoa.s y�bm1� �u•4mWw�Ne. v�m�' �L��eeFulGsmLmdau�myypw uee hi�mq �y h.w� w am�m ip�ee= mq �.m Nw�a mu wn. <am¢+�1wa�wiNe4�sWeW �mlmr c��pivumpuu� mnDuyl Nv mmi m GT+W otu bvNau� wua �umm em� V/uL waw2cN�in Wm.�ewkme i.�ku�n..um��iW�..u.�.n Iw.+'ry4 �W w J�m wLLn (mq u a...mi n.u.wr . asm�liryot Ie�ap�dm ,...�..��. omo� w�. m �o a �.� �om�bMwo�m+em.�y�a. �mYm� .or..m.�.m�a...en.:n�u. w.:��y,eu..w. wb.�� e� .,.. �mAacM1h erv. wen e��m m. �d by�m...�wr� �� 0f x mro.e el.. w. !� km.Aoue..oupdeiuepo��emtipn4 �a �dce. u 6va�3.0 vur J��s� �nuMoh4�m�wdmvan� wLw�bsu++eeyu�l _ ��m.l�m �nn.�memaem. �Y'Poti�y. . �v�n'4w. � W *�hne�m. msm.v s�wnpu«mmu.vu J R�pwlm Y u aaYm lvm of va4n �umW !m fr4queMGras Nui�v� wRA'M•we��raa' �PVEuaDvp+eaf�md J �r•v� A�umA pm.iCs a� bm�0a...v. � w4T �NmO. Pma ��+t mt eav nwmuR mV ifmuY. utm�oL ��N�1+dvwuoa• Nammmluevilb '�� a�e rs>dmi. t+R na9� m1 P�c m:�ar m.�wa�:..:..m.�aW, ! m m[ No� x N� 1v�a m m m ray. � d�F ~rAlv.rent-�eelee� mm�nmv ra.r� �. s4 �n `bn:=.y.a+G. s m � lM� Rm�a.nk �mM m��N VM��ih m. �w.�m .a. Q mov ee e.a�iw...et .e: m. mm ��.c(e.uo.aeM��w�e..euay mroaiivlM vwy. ee. m. wxY mt v e.. ow mm�e � l��ueaVw"� �CA� JY�.im . >emn ��am1_ ��.n..�m.�� .� m�eh �.m y m. x..� e.csu r�. '��=-�� CITY OF BURLINGAME �,� _ .'�=� COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD _ _ _ _ _��-�'�� BURLINGAME, CA94010 z�� PH: (650) 558-7250 • FAX: (650) 696�7��? -��" �' � www.burlingame.org � �' � b. ��.. _v=�:y — �6.�� • �;��s� �. �� r� a; _�, m � g� � � �°; Site: 117 COSTA RICA AVENUE The City of Burlingame Planning Commission announces the following puhlic hearing on MONDAY, JULY 13, 2009 at 7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road, Burlingame, CA: Application for Design Review for a new, two-story single family dwelling and detached gar4ge at 117 COSTA RICA AVENUE zoned R-1. APN 028-316-090 Mniled: July 3, 2009 (Please refer to other side) � t t�b ,��54 ` � :.'s..s,�i.l� €:� ��-::s`rd F'U�LIC HEARI�V% �+107'1 C E C� of �urli�e�ame 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 Rpa�i �iirlin��rr�a� (:alifnrnia, If you challenge the subject application(s) in court, you may be limited to raising oniy inose issues y�u ar soii�eui �e eise faiS@u 8i ii iB NiiuiiC i ic8fii iy, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. For additional information, please call (650) 558-7250. Thank you. VVilliam Meeker Community Development �Jirector - - : _ - � - jriBBSE iEiEf iu uiiiEi Si�iE� - •- _ �,� � . �' a. r , 'i ,;�,+''�, � , '°` ` � .e � � , � � � � .' �a,� -za �'- Y- � g a � '� � � �� `� 3 �� : �� e ` � s �,�„ 3" �, /"'� �� ;r � � �° � � e� � � �� k � • w � � - � �� x�� , s n � " d � . � � .� � � � � fi3� �'e-` � "� �'' � F �' �� i , � q � — ='. . ��' � � , � .�'� �* '�� . � > % * _ '�z, .�*'q� � R'�',�_ , �. i # � y„ : � � tt � P "t � ,s �.� � "" s :�s'� ,� i�,§ z.� .�.r '� � �°8� � .r�o � ,m�� + �`a, �;� �� '. � '� �, a i .e .n� ��^.%" � 'B�'. � 1, 't'Y ,� /' � �� r� ��, � x � � ,� i JF �..IS . J'+ j � � ..�� at � . � ' �� i , � . ° �" -+, �' '��' � .� . � . �0. ... ` '�_ { �. .�� ,.E % � �. . g� � n,�t � �.; Sq � x � e '`�,�� a �. � .�� f � •� '.� � . 1 l� � �.�, ��.�. . � � u. � . �E � � f � t'.., � ' � e y � � ' ��t, ' � 'y,� � 5a.. F � e r'° r�"r' � P ; C §,�a .;. � # y�°�� ' � �+ �„� � "� } � y� � T` a .:: ,,. � � ��. 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