HomeMy WebLinkAbout133 Costa Rica Avenue - Staff ReportItem No. `
Regular Action
PROJECT LOCATION
133 Costa Rica Avenue
City of Burlingame
Negative Declaration and Design Review
Address: 133 Costa Rica Avenue
Item No.
Regular Action
Meeting Date: July 26, 2010
Request: Negative Declaration and Design Review for a new two-story single family dwelling and detached
garage.
Applicant and Designer: Mark Robertson
Property Owner: David Lai
General Plan: Low Density Residential
APN: 028-316-050
Lot Area: 7,220 SF
Zoning: R-1
Environmental Review: The existing two-story house on the property was built in 1923. Based upon
documents thatwere submitted to the Planning Division bya Burlingame Citizen on September25, 2009, itwas
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 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 four 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.
Project Description: The applicant is proposing to demolish an existing two-story house and detached garage
to build a new, two-story single family dwelling and a detached garage. The proposed house and detached
garage will have a total floor area of 3,757 SF (0.52 FAR) where 3,810 SF (0.53 FAR) is the maximum allowed
(project is 53 SF below the maximum allowed FAR).
The project includes a detached garage (436 SF) which provides two code-compliant covered parking spaces for
the proposed five-bedroom house. There is one uncovered parking space (9' x 20') provided in the driveway. All
other Zoning Code requirements have been met. The applicant is requesting the following applications:
■ Design Review for a new two-story single family dwelling and detached garage (CS 25.57.010).
133 Costa Rica Avenue
Lot Area: 7,220 SF Plans Date Stam ed: June 8, 2010
ORIGINAL REVISED ALLOWED/REQUIRED
PROPOSAL PROPOSAL
SETBA CKS
_
Front (1st flr):
(2nd f/r):
_......
Side (left):
(righ t):
Rear (1st flr):
(2nd flr):
26'-3"
35'-3"
11 3" (to bay)
4'-6"
47'-8"
48'-6" (to deck)
no change
no change
no change
26'-0" (block average)
26'-0" (block average)
_ _
4'-0"
4'-0"
_._ _ _ __. __. _
15'-0
20'-0"
Negatrve Declaration and Design Review 133 Costa Rica Avenue
ORIGINAL REVISED ALLOWED/REQUIRED
PROPOSAL PROPOSAL
Lot Coverage: 2,534.85 SF 2,888 SF
o no change
35 /0 40%
__ ;.. _ _ ___.
FAR: 3,757 SF 3,810 SF
0.52 FAR no change 0.53 FAR'
_.. ___._ _. _ -... ,.. . _ _......
# of bedrooms: 5 no change ---
_.... _...._ _ _.... ;. __ _ ;_
Parking; 2 covered ' 2 covered
(20' x 20') (20' x 20')
no change
1 uncovered 1 uncovered
(9' x 20') (9' x 20')
_ _ ,..
He�ght: 31'-0" 29'-2° z 30'-0"
. _ _
DH Envelope: exemption applied 2 no change CS 25.28.075
' (0.32 x 7,2200 SF) + 1100 SF + 400 SF= 3,810 SF (0.53 FAR)
z The window enclosure exemption app�ies along the right side of the house (CS 25.25.075 b, 2).
Staff Comments: See attached memos from the Chief Building Official, Parks Supervisor, Fire Marshal, City
Engineer and NPDES Coordinator.
Design Review Study Meeting: At the Planning Commission Environmental Scoping and Design Review Study
meeting on May 10, 2010, the Commission discussed the amount of stucco proposed, the Special Permit for
height, the amount of articulation proposed and the proposed detailing on the house and voted to place the item
on the Regular Action Calendar when the plans had been revised as directed (May 10, 2010 Planning
Commission Minutes). The designer submitted revised plans and a response letter on June 8, 2010, to address
the Commission's concerns. The revised plans include: the plate heighton the firstfloorwas lowered from 10'to
9'-6", the overall height of the building was lowered from 31' to 29'-2", the exterior building material was changed
from stucco to shingle siding, the chimney material was changed to a stone veneer and the roof plan was
revised to incorporate a hip roof at the front elevation. Please see the May 10, 2010 Planning Commission
minutes and the applicants response letter (dated June 8, 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 sryle and mass and bulk of structure;
4. Interface of the proposed structure with the structures on adjacent properties; and
5. Landscaping and its proportion to mass and bulk of structural components.
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:
-2-
Negafive Declaration and Design Review
133 Costa Rica Avenue
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
June 8, 2010, sheets 1 through 7;
2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or
pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (FYI or amendment to be determined by Planning staff);
3. that any changes to the size or envelope of the 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 April 12, 2010 and February 19, 2010 memos, the City
Engineer's March 1, 2010 memo, the Parks Supervisor's February 22, 2010 memo, the Fire Marshal's
February 25, 2010 memo, and the NPDES Coordinator's February 26, 2010 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;
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;
-3-
Negative Declaration and Design Review
133 Costa Rica Avenue
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. Mark Robertson, 918 E. Grant Place, San Mateo, CA 94402, applicant and designer.
Attachments:
Response letter from project designer, date stamped June 8, 2010
Minutes from the May 10, 2010 Planning Commission Design Review Study Meeting
Application to the Planning Commission
Special Permit Application
Photographs of streetscape
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing — mailed April 30, 2010
Aerial Photo
Separate Attachments:
Negative Declaration and Initial Study, which was submitted to the County Manager's Office on July 6, 2010
Historical Resource Evaluation conducted by Page & Turnbull, Inc., dated April 1, 2010
-4-
MARK ROBERTSON DESIGN o
6/3/2010
ATTN: CITY OF BURLINGAME PLANNING COMMISSION
PROJEC I': LAI RESIDENCE
133 COSTA RICA AVENUE
BURLINGAME, CA. 94010
RE: RESPONSES TO COMMENTS FROM MAY 10� STUDY REVIEW.
Dear Commission Members,
In response to your comments during our Design Review Hearing I have provided a
major overhaul of our original design. I had to apply a fair amount of pressure on my
clients to yield to this proposal but I am sure that given time they will come to appreciate
the utter charm of their new house.
The First Floor plate height has been reduced to 9'-6" and the roof has been redesigned to
bring the house below the height limit as requested. I couldn't convince the Lais to
reduce it to 9ft. (they want 8ft. doors with heavy crown and casing) so I insisted they
change their house to a Shingle Style to minimize the massy affect caused by the original
stucco design. I also eliminated the front gable element by hipping the front roof which
tones down the mass considerably.
I think this Shingle Style is well suited for the street (which is becoming a bit stucco'y)
and is more in keeping with the `Historic District' and historic charm that is desired by
the City.
All other points have been addressed and amended accordingly — with mention that the
Entry, has been augmented with additional stone and the Landscaping plan has been
revised to create an entry court to ease the "Tract-house" feel of the original design. An
entry porch was violently opposed by the Feng Shui Master who claims the porch will
drop the house Chi by half, so is a big "no-can-do".
Thank you for your kind consideration,
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Mark Robertson.
918 E. GRANT PLACE, SAN MATEO, CALIF. 94402 U.S.A • TEL: (650) 571-1125 • FAX: (650) 571-1399
CITY OF BURLINGAME PLANN/NG COMM/SSION — Unapproved Minutes May 10, 2010
IX. DESIGN REVIEW STUDY ITEMS
6. 133 COSTA RICA AVENUE, ZONED R-1 —APPLICATION FOR ENVIRONMENTAL SCOPING, DESIGN
REVIEW AND SPECIAL PERMIT FOR HEIGHT FOR A NEW, TWO-STORY SINGLE FAMILY DWELLING
AND DETACHED GARAGE (MARK ROBERTSON, APPLICANT AND DESIGNER; DAVID LAI,
PROPERTY OWNER) STAFF CONTACT: ERICA STROHMEIER
Reference staff report dated May 10, 2010, with attachments. Community Development Director Meeker
briefly presented the project description. There were no questions of staff.
Chair Terrones opened the public comment period.
Requested clarification regarding the findings of the historic resource analysis. (Meeker — noted
that the analysis determined that the structure is not eligible for designation, but may contribute to a
potential historic district for the neighborhood; though analysis has not occurred to determine the
appropriateness of creating an historic district for the neighborhood.)
Mark Robertson, 918 East Grant Place, San Mateo; represented the applicant.
Commission comments:
■ Felt that there is enough landscaping, and the rear deck is far enough removed from the rear
property line to ensure the neighbor's privacy.
■ There is too much stucco proposed; should consider incorporating other materials to break up the
stucco.
■ Doesn't see much support for the Special Permit for height; most of the house is being modified;
there is no necessity to maintain the desired roof pitch; should maintain the height if only to reduce
mass.
■ The first floor plate height could be reduced and would reduce the overall height of the structure.
■ Encouraged looking at the details of the existing house and emulating some of the design features
in the new design.
■ Feels that the new house is not better looking than the existing house.
■ If the new house is built really tall, it will dwarf adjacent homes and put pressure on the
redevelopment of those properties.
■ Not every home needs to maximize the use of the lot.
■ Make the front and rear roof configuration of the garage match. (Robertson — thought that the
design was dictated by Planning. Hurin — not necessarily true.)
■ There is a lot of articulation; this may unnecessarily add to the cost of construction. (Robertson — a
lot of the articulation is provided through bays. Also added lots of articulation to reduce the plain
appearance of the stucco.)
■ Noted that the entire chimney element is not needed in the master bedroom. (Robertson — could be
eliminated.)
■ Would be nice to install a window in the area where the chimney chase is located in the master
bedroom, if it is removed.
■ With respect to the windows on the west elevation; a nice job has been done matching the muntin
pattern; would be nice to carry through these design features to the rear elevation.
■ The overall design is stripped of charm; there needs to be some solution that is acceptable from a
design standpoint.
■ The arch at the entry is too simple and almost appears like a feature from a tract house.
17
CITY OF BURL/NGAME PLANNING COMM/SS/ON — Unapproved Minutes May 10, 2010
Public comments:
Zach Pineda, 129 Costa Rica Avenue and Pat Giorni, 1445 Balboa Avenue; spoke:
■ Has lived in neighborhood for 30-years; has seen a lot of new homes being built; they are changing
the character of the street. Houses that are devoid of charm are a bad thing.
■ Concerned that the neighbor may not appreciate the change in the location of the driveway.
■ Design will impact privacy of neighbors due to its height.
■ Will the fence with 129 Costa Rica be changed?
■ Two years ago, the Commission was holding tight to a limit on an eight foot plate height and in
some cases has allowed a nine foot plate height; ten foot plate height is too tall.
■ The City has small lots; when second-floor living space is extended outside, it will impact the
privacy of neighbors.
■ Requested that the debris box used during construction be placed upon the property, not the street.
There were no other comments from the floor and the pubiic hearing was closed.
Additional Commission comments:
Would like to see the landscape plan beefed up a bit more.
CommissionerAuran made a motion to place the item on the RegularAction Calendar when complete.
This motion 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 vorce vote 6-0-1 (Commissioner Vistica
absent). The Planning Commission's action is advisory and not appealable. This item concluded at 9:33
p. m.
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aURLINGAME
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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:
Design Review ❑ Variance
Conditional Use Permit ❑ Special Permit
❑ Parcel #: (J2.� — �i � � �� t/
❑ Other:
PROJECT ADDRESS: � � �7 ��"_�T� �.r L" / � y �
O Piease indicate the contact person for this project
APPLICANT project contact perso�,,�( PROPERTY OWNER project contact person ❑
OK to send electronic copies of documents,�� OK to send electronic copies of documents ❑
Name: �� �'�=f���/V� Name: 1�l'4,V1 �i y`i ]
Address: %� �� ��N /� 9 �— Address: _ _ � �3 ��.aV J�j /`�!�
City/State/Zip: �/4N %�%/��c.z�> . � '
Phone: i.%��L�� � %I — /l Z-� �7 T `l�
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Fax: C>>�� � 7/ -1?�j
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Phone: ��<%� oc7� '-" U3Z�S
Fax:
E-mail: i'Vl qti'p� �'�LRjl�'�U/V �� �Mf9/L E-mail:
ARCHITECT/DESIGNER project contact person,�,
OK to send electronic copies of documents ❑
Name: Ip'V� fi-� rL �� �S�/v
Address: / % � G � ��N /� 7 � .
City/State/Zip:
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Phone: �S� ' �71 - lIZ`�
Fax: � %� — � � %C7
E-mail: � r�4 NDM �'i��i�i -�_ G /�lq / L ' �/'YI
* Burlingame Business License #: ��c��
PROJECT DESCRIPTION: G�PL-�--/��LY �/1��'!'� ��=� '�?-'�l)�I1'I �� S��l HC�G'j�
Z- ���Y �'�� w/�
T�`�-��� 1� -�� f�� c c; ��'� 5�;� ��'x-7-g�'rN� - �
AFFADP.l�[TlSI�NAT�IRF: I hereby �ertify �.�ne�er pena�ty of p rjury that the information given herein is true and correct to the
best of my knowledge and belief.
Appiicani's signaiure: �aie: 2�f � �/��
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I am aware of the proposed application and hereby authorize the above applicant to submit ihis application to the Planning
Commission. .
Property owner's signature: Date: Z• l$ • ll7
Date submitted:
* Verification that the project ar itect/designer has a valid Burlingame business license will be required by the
Finance Department at the time application fees are paid.
❑ Please mark one box above with an X to indicate the contact person for this project. s:IH/+N�ourslPcappircarro� Zoos.hondout.doc
This Space for CDD
Staff Use Only
Project Description:
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Key:
Abbreviation
CUP
DHE
DSR
E
N
SFD
SP
F-.r
Term
Conditional Use Permit
Declining Height Envelc
Design Review
Existing
New
�ingie ramily Gweliing
Special Permit
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City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 • www.burlinqame.orq
CITY
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CITY OF BURLINGAME
SPECIAL PERMIT APPLICATION
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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 structural characterisfics of fhe
new construction or addifion are consistent with the existing structure's design and
with the existing street and neighborhood.
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2, �Expl�in�h�o t e variety ofroofline, facade, exteriorfinish materials and elevations
of the proposed new structure or addition are consistent with the exisfing structure,
street and neighborhood.
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4. Explain how the removal of any trees located within the footprint of any new
structure or addifion is necessary and is consistent with the city's reforestation
reguirements. What mitigation is proposed for the removal of any trees? Explain
why this mitigation is appropriate.
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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 structural
characteristics of the new construction or addition are consistent with the
existing structure's design and with the existing street and neighborhood.
How will the proposed structure or addition affect neighboring properties or structures on those properties? If neighboring
properties will not be affected, state why. Compare the proposed addition fo the mass, scale and characteristics of
neighboring properties. Think about mass and bulk, landscaping, sunlighUshade, views from neighboring properties.
Neighboring properties and structures include those to the right, left, rear and across the street.
How does the proposed structure compare to neighboring structures in terms of mass or bulk? if there is no change to the
structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc. with other structures in the
neighborhood or area.
2. Explain how the variety of roof line, facade, exterior finish materials and
elevations of the proposed new structure or addition are consistent with fhe
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 adopted by the city?
Following are the design criteria adopted by the City Council for residential design review. How does your project meet
these guidelines?
1. Compatibility of the architecturaf style with that of the existing characfer of the neighborhood;
2. Respect for the parking and garage patterns in the neighborhood;
3. Architectural style and mass and bulk of structure;
4. fnterface of the proposed structure with the structures on adjacent properties; and
5. Landscaping and its proportion to mass and bulk of structural components.
4. Explain how the removal of any trees located within the footprint ofanynew
structure or addition is necessary and is consistent wifh the city's
reforestation requirements. What mitigation is proposed for the removal of
any trees? Explain why this mitigation is appropriate.
Will any trees be removed as a result of this proposal? 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.
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�Y�r
Project Comments
Date:
To:
From:
February 18, 2010
� 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 Environmental Review, Design Review and Special
Permit for height for a new two-story single family dwelling and
detached garage at 133 Costa Rica Avenue, zoned R-1, APN:
028-316-050
Staff Review: February 22, 2010
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: 3/01/2010
PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION
PLANNING REVIEW COMMENTS i�'�,.J �-�;�%
Project Name: �i1a�C+�. f�+� h�
Project Address:,]�3 , Grs�l=� �,�
�V�N�r...c�-
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.) ��,c�VE� 1��r�S -� f� ;��,un'� �� �('f� U:��SE�
,/ I��J S'w1�'�i+�. -
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.
5 ��rsa�iutary sewer lateralat is required for the project in accordance with
t e City's standards. ( " )
6. The project plans shall show the required Bayfront Bike/Pedestrian trail
and necessary public access improvements as required by San Francisco
Bay Conservation and Development Commission.
7. Sanitary sewer analysis is required for the project. The sewer analysis
shall identify the project's impact to the City's sewer system and any
sewer pump stations and identify mitigation measures.
8 Submit traffic trip generation analysis for the project.
9. Submit a traffic impact study for the project. The traffic study should
identify the project generated impacts and recommend mitigation
measures to be adopted by the project to be approved by the City
Engineer.
10. The project shall file a parcel map with the Public Works Engineering
Division. The parcelmap shall show all existing property lines, easements,
monuments, and new property and lot lines proposed by the map.
Page 1 of 3
U:\private development�PLANNING REVIEW COMI��NTS.doc
PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION
11. A latest preliminary title report of the subject parcel of land shall be
submitted to the Public Works Engineering Division with the parcel map
for reviews.
12
13
14
Map closure/lot closure calculations shall be submitted with the parcel
map.
The project shall submit a condominium map to the Engineering Divisions
in accordance with the requirements of the Subdivision Map Act.
v The project shall, at its own cost, design and construct frontage public
improvements including curb, gutter, sidewalk and other necessary
appurtenant work.
15 The project shall, at its own cost, design and construct frontage streetscape
improvements including sidewalk, curb, gutters, parking meters and poles,
trees, and streetlights in accordance with streetscape master plan.
16 By the preliminary review of plans, it appears that the project may cause
adverse impacts during construction to vehicular traffic, pedestrian traffic
and public on street parking. The project shall identify these impacts and
provide mitigation measure acceptable to the City.
17 The project shall submit hydrologic calculations from a registered civil
engineer for the proposed creek enclosure. The hydraulic calculations
must show that the proposed creek enclosure doesn't cause any adverse
impact to both upstream and downstream properties. The hydrologic
calculations shall accompany a site map showing the area of the 100-year
flood and existing improvements with proposed improvements.
18 Any work within the drainage area, creek, or creek banks requires a State
Department of Fish and Game Permit and Army Corps of Engineers
t ermits.
19
20
No construction debris shall be allowed into the creek.
� The project shall comply with the City's NPDES permit requirement to
prevent storm water pollution.
21 The project does not show the dimensions of existing driveways, re-
submit plans with driveway dimensions. Also clarify if the project is
proposing to widen the driveway. Any widening of the driveway is 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
Project Comments
Date
Revised Plans Submitted April 9, 2010
To: ❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
❑ Parks Supervisor
(650) 558-7334
From: Planning Staff
❑ Recycling Specialist
(650) 558-7273
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Subject: Request for Environmental Review, Design Review and Special
Permit for height for a new, two-story single family dwelling and
detached garage at 133 Costa Rica Avenue, zoned R-1, APN:
028-316-050
C+�Ffi : - - , `I/_1
r.
.
Project Comments
Date
To:
From
February 18, 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 Environmental Review, Design Review and Special
Permit for height for a new two-story single family dwelling and
detached garage at 133 Costa Rica Avenue, zoned R-1, APN:
028-316-050
Staff Review: February 22, 2010
��On the plans specify that this project will comply with the 2007 California Building
Codes (CBC).
�%� Per the City of Burlingame's adopted Resolution, applications received after
January 1, 2009 must complete a"GreenPoint Rated Checklist". The GreenPoint
Rated Checklist, and other information regarding the City's Green Building
requirements, can be found on the City website at the following URL:
http://www.burlinqame.orq/Index.aspx?paqe=1219 or Contact Joe McCluskey at
650-558-7273.
3) Anyone who is doing business in the City must have a current City of Burlingame
business license.
4) Provide fully dimensioned plans.
� Indicate on the plans that all work shall be conducted within the limits of the
City's Noise Ordinance. See CitV of Burlinqame Ordinance Municipal Code,
Section 13.04.100 for details.
6) Due to the extensive nature of this construction project the Certificate of
Occupancy will be rescinded once construction begins. A new Certificate
of Occupancy will be issued after the project has been finaled. No
occupancy of the building is to occur until a new Certificate of Occupancy
has been issued.
7) When you submit your plans to the Building Division for plan review provide a
completed Supplemental Demolition Permit Application. NOTE: The Demolition
Permit will not be issued until a Building Permit is issued for the project.
r.
�
/8��pecify on the plans that this project will comply with the 2008 California Energy
L�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
httq://www.energy.ca.qov/title24/2008standards/ for publications and details.
9�how the distances from all exterior walls to property lines or to assumed
property lines
10)Obtain a survey of the property lines.
�n the plans specify that the roof eaves will not project within two feet of the
��roperty line.
rovide details on the plans which show that all roof projections which project
beyond the point where fire-resistive construction would be required will be
�onstructed of one-hour fire-resistance-rated construction per CBC 704.2.
ndicate on the plans that exterior bearing walls less than five feet from the
property line will be built of one-hour fire-rated construction. (Table 602)
14)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 room that can be used for sleeping purposes and, as such, must
comply with this requirement.
15)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.
16)Provide handrails at all stairs where there are four or more risers.
17)Provide lighting at all exterior landings.
18)The fireplace chimneys 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, 5, 8, 9, 11, 12, and 13 must be re-submitted before this
project can move forward for Planning Commission action.
Reviewed by: _ Date: � �l �� � /�
�._ _._...._..,... ._W.,.,, . .._,�...,.._�. ._._ _...
° Project Comments
;
Date
To:
From:
February 18, 2010
~ 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 Environmental Review, Design Review and Special
Permit for height for a new two-story single family dwelling and
detached garage at 133 Costa Rica Avenue, zoned R-1, APN:
028-316-050
Staff Review: February 22, 2010
j� 1
�2
Tree protection notes are not listed as indicated in "Plant Legend". Use
attached detail if needed.
Cut out for relocated City tree should be curved to increase planting area.
3. The 7 proposed trees to be removed are under protected size and do not
require permit.
4. Additional 8 trees proposed are all acceptable species.
i Reviewed by: B. Disco Date: 2/22/10
URl3AN FOREST MANAGEMENT PLAN
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(PRO7ECTfD ROOi 24HE)
EXISFIWG 7REE
TO REMA1Fl.
PROfECTtVE FEHC7246
��res:
�. PROTECTI�E iF}1C1N6 S�i).LL
BE BRIGHT 0�l.NGE
POLYPR6PYlENE FEHC[NG.
2. NOTHING IN�DE Ie4E
ORiPUNE AREA SH1il BE
RAMED, CUT, STDflED, �R
OTNERW{SE DISTIFRBED,
S. CON7AAC'fOR SkALL TAK`
EXTkfSI� CAi� AN6
PC!OTE[i �tL1. EX(STING
TREES TD REMA191, AS
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TRE� PROT�CTION DETAIL aY ��'��o�,�sPR�R°
-- TO FFfE EllCEPTIqM OF AFI'(
i'�{�; 7� �3�.'�� WORK.
Updnted J:.(v 20, 2009 - 32 -
r
Project Comments
Date:
To:
From:
February 18, 2010
0 City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
� City Arborist
(650) 558-7254
0 Recycling Specialist
(650) 558- 72 73
� Fire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for Environmental Review, Design Review and Special
Permit for height for a new two-story single family dwelling and
detached garage at 133 Costa Rica Avenue, zoned R-1, APN:
028-316-050
Staff Review: February 22, 2010
1
2
3
Provide a minimum 1 inch water meter.
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.
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: �s ���
5
Project Comments
Date:
To:
From:
February 18, 2010
� City Engineer
(650) 558-7230
0 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 Environmental Review, Design Review and SP for height
for a new two-story single family dwelling and detached garage at
133 Costa Rica Avenue, zoned R-1, APN: 028-316-050
Staff Review: February 22, 2010
Any construction project in the City, regardless of size, shall comply with the City
NPDES permit requirement to prevent stormwater pollution from construction
activities. Project proponent shall ensure all contractors implement Best
Management Practices (BMPs) during construction.
Please include a list of construction stormwater pollution prevention best
management practices (BMPs), as project notes, when submitting plans for a
building permit. Please see attached brochure for guidance. The brochure may also
be down loaded directly from "flowstobay.org." It is recommended that the
construction BMP's be placed on a separate full size plan sheet (2' x 3` or larger as
appropriate) for readability.
For additional assistance, please contact Kiley Kinnon, Stormwater Coordinator, at
(650) 342-2727
Reviewed by: ��/;,`�,; �� �`� �
�_ �
Date: Q�, �:2.(, I'�-� i a
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Pollution Prevention — It's Part of the Plan
It is your responsibility to do the job right!
Runolt Gom streets aod otfier paved azeas is a major source ofpollutiun in local creeks, Sau Fraucisco Bay azidthc Paci£ic Ocean.
, Construc[ion activi[ies can direclly affect die health of our waters unless contractors and crews plan ahead to keep dirt, debris, and other
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RESOLUTION APPROVING NEGATIVE DECLARATION AND DESIGN REVIEW
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Negative Declaration has been prepared and application has been made for
Design Review for a new two-story sinqle family dwellinq and detached qaraqe at 133 Costa
Rica Avenue. Zoned R-1, David Lai, propertv ownerAPN: 028-316-050;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
Julv 26, 2010, at which time it reviewed and considered the staff report and all other written
materials and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
1. On the basis of the Initial Study and the documents submitted and reviewed, and comments
received and addressed by this Commission, it is hereby found that there is no substantial
evidence that the project set forth above will have a significant effect on the environment,
and negative declaration, per Negative Declaration No. ND-556 P is hereby approved.
2. Said Design Review is approved subject to the conditions set forth in Exhibit "A"
attached hereto. Findings for such Design Review are set forth in the staff report,
minutes, and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official
records of the County of San Mateo.
Chairman
I, , Secretary of the Planning Commission of the City of Burlingame,
do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting
of the Planning Commission held on the 26th dav of Juiy 2010 by the following vote:
Secretary
EXHIBIT "A"
Conditions of Approval for Negative Declaration and Design Review
133 Costa Rica Avenue
Effective August 5, 2010
1. that the project shall be built as shown on the plans submitted to the Planning Division
date stamped June 8, 2010, sheets 1 through 7;
2. that any changes to building materials, exterior finishes, windows, architectural features,
roof height or pitch, and amount or type of hardscape materials shall be subject to
Planning Division or Planning Commission review (FYI or amendment to be determined
by Planning staff);
3. that any changes to the size
garage, which would include
amendment to this permit;
or envelope of the basement, first or second floors, or
adding or enlarging a dormer(s), shall require an
4. that the conditions of the Chief Building Official's April 12, 2010 and February 19, 2010
memos, the City Engineer's March 1, 2010 memo, the Parks Supervisor's February 22,
2010 memo, the Fire Marshal's February 25, 2010 memo, and the NPDES Coordinator's
February 26, 2010 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, shali 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 Buriingame;
EXHIBIT "A"
Conditions of Approval for Negative Declaration and Design Review
133 Costa Rica Avenue
Effective August 5, 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.
o CITY OF BUP,LINGAME
" ! °"� COMMUNITY DEVELOPMENT DEPARTMENT
BUR�INGAME 501 PRIMROSE ROAD - --
�� BURLINGAME, CA 94010 >
ii���t s
�, PH: (650) 558-7250 � FAX: (650) 69� a790 _
www.burlingame.org =— _ :
Site: 133 COSTA RICA AVENUE �—
The City of Burlingame Planning Commissian annaunces the
follawing public heoring on MONDAY, JULY 26, 2010 at
7:00 P.M. in the City Hall Council Chamhers, 501 Primrose
Road, Burlingame, fA:
Application far Negative Declaration and Design Review for
a new, two-stary single family dwelling and delached
garage at 133 COSTA RICA AVEPIUE zoned R-1.
APN 028-316-050
Mailed: July 1 b, 2010
(Please refer fo other side)
_ � -} �
- =Y =
r --
� �- �• '
A copy of the appiication and plans for ihis project may be reviewed prior to
the meeting at the Comrnunity Development Department at 501 Primrose
Road; Burlingame, California.
Ifi you challenge ihe subject application(s) in court, you may be limited io
raising only those issues you or someone else raised at the public hearing,
described in the notice or in writien correspondence delivered to tF�e ciiy at or
prior to the public hearing.
Property owners who receive this notice are responsible for informing iheir
tenants about this notice.
For additional information; please cali (650) 558-7250. Thank you.
William Meeker
Communiiy Development Directer
� � _ - �` -
(�lease re;�r io other side)
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