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Home My WebLink About145 Costa Rica Avenue - Staff Report (2)a � �, t a.• y i p . �,+. � � � �:� � � � �, f a ti � � r }} V .,, r� i � �A, ��i' 1- ' ,p �} �.A��f/, ��- +i��'p+�2w'�"• a �7 S'i�/ o� � yR,,��it�': R� S t y� '!M e r'},, v :.. �, �AtP � . � *�'� � � , � } �� .,,�.'-1w �� .i �� g� t � :%.`i.� �� .r 6J ...�'!?'JII;'n��,e �' , ld��'L.. .;�,C'�!: � . 1�� 1i �.'�'�j� i".. �� y;�•, J L�. -��.�:``.`' .. , a � �, �5' � •� t �y�}� y� . �T '4�11�' � Y � {� ��t� t .. . �i ' ��'i'�. �� t a..,� • : � �. 'r ' 1 `. \ �' �. ~y# C�K i - 'E:�, ��'�t � �i 4. � �� l `� ,. 1��{ �Iy��L . ,. .i: ^ . , ' , . �'�� .. . , ��,,�7if'�� .. `'+_ ' i s � 7i � . � � . �. �� ` . � .., '�� V :' �� - . -... -»,-,� � �a'w.«-,.. . ' .. ��y � q1 �. � ! , ...x.., ,;J ,..� � . ' .. . _ ' . ��l�� sa`" � �� . - � . . � if� . � z . 'i f � �. � . . �' .. �� i��< t "� �A`�'"`m L u+ "",, �..::.�. , , , r' i t f . � ` r . . . . ; . r P' l � Y � � � .��if:j '£.o.. . . �4� ��7�..,�� •�' ��. 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'. . . _ : p� City of Burlingame Design Review Address: 145 Costa Rica Avenue Item No. Design Review Study Meeting Date: 11/10/08 Request: Design Review for a new two-story single family dwelling and detached garage. Applicant Designer: James Chu, Chu Design and Engineering Property Owner: Jenny Ngo General Plan: Low Density Residential APN: 028-316-020 Lot Area: 6075 SF Zoning: R1 Project Description: This project is located on the west side of Costa Rica Avenue befinreen Howard Avenue and Barroilhet Avenue. The existing house will be demolished. The applicant is proposing to build a new, two- story dwelling with a two-car detached garage in the rear left of the property. The proposed house and detached garage will have a total floor area of 3,391 SF (0.56 FAR) where 3,444 SF (0.57 FAR) is the maximum allowed. The proposed project is 53 SF below the maximum allowed FAR. The project includes a detached garage (427 SF) which provides two covered parking spaces (20' x 20' clear interior dimensions) for the proposed five-bedroom house. There is one uncovered parking space (9' x 20') provided in the driveway. All Zoning Code requirements have been met. The applicant is requesting the following: ■ Design Review for substantial construction of or to a single family dwelling (C.S. 25.57.010, a, 1). �45 Costa Rica Avenue Lot Area: 6,075 SF Plans date stam ed: October PROPOSED ALLOWED/REQUIRED SETBACKS Front (1st flr): 24'-9%2" (to front porch)' 24'-9%2' (block average) (2nd flr): 25'-3%z" (to BR1) 24'-9'/2' Side (left, 95t flr): 10'-6" (to DR) 4'-0" (left, 2"d flr): 9'-0" (to BR3) 4'-0" (right, 9S` flr): 5'-0" (to LR) 4'-0" (righf, 2"d flr): 5'-0" (to BR1) 4'-0" Rear (1st flr): 40'-0" (to nook) 15'-0" (2nd flr): 44'-0" (to BR4) 20'-0" Loi Coverage: 2,041 SF 2,430 SF 34% 40% FAR: 3,391 SF 3,444 SF 2 0.56 FAR 0.57 FAR # of bedrooms: 5 --- Parking: 2 covered 2 covered (20' x 20') (20' x 20') 1 uncovered 1 uncovered (9' x 20') (9' x 20') Height: 28'-8" 30'-0" 17, 2008 Design Review 145 Costa Rica Avenue PROPOSED I ALLOWED/REQUIRED DH Envelope: complies i CS 25.28.075 Accessory Sfructure: complies 3 CS 25.60.010 Front bay window is exempt from tront setbacK measurement per c;.5. �a.lu.ui3o (0.32 x 6075 SF) + 1,100 SF + 400 SF = 3,444 SF (0.57 FAR) Detached garage complies with zoning code requirements and no Conditional Use Permits are required. Staff Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineer, and NPDES Coordinator. Lisa Whitman Assistant Planner c. James Chu, applicant Chu Design & Engineering, Inc. 55 W. 43�d Avenue San Mateo, CA 94403 Jenny Ngo 209 Alma Vista Drive South San Francisco, CA 94080 Attachments: Application to the Planning Commission Staff Comments Photos of Neighboring Properties Notice of Public Hearing — Mailed October 31, 2008 Aerial Photo -2- �"�� BVRUNGAME � 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: C� Design Review ❑ Variance ❑ Parcel #: ��" �I �'D� ❑ Conditional Use Permit ❑ Special Permit ❑ Other: PROJECT ADDRESS: �� -J� � C�� Please indicate the contact person for this project APPLICANT project contact person C� OK to send electronfc co tes f documents � Name: � r Address: City/State/Zip: �..J T• � Fa � '� ` E-mail: ARCHITECT/DESIGNER project �:� 0 PROPERTY OWNER OK to send Name: �-- � Address: City/State/Zip:� Phone. ' � Fax: E-mail: project contact person ❑ ic copies of documents ❑ r � Name: Address: City/Stat- "�-' Phone: Fax: E-mail: �* Burlingame Business License #: �� ----- —�� AFFADAVIT/SIGNATU RE: best of my knowledge a�r d�f � Applicant's signa re:_ ��: ��:�a� F� �. r �� ,.. ." �v r�.�..�,'. P..,.d� SEP � � 2008 ��n� or- ��;..ir�,ca,ar,�� .�;r�n�t�c c��r. under penalty of perjury that tne intormation given I� and correct to tne I am av�are of th6 F�oposed ��c tion and hereby authorize the above applicant to submit this application to the Planning Commission. � j �� —� Date: �� 1 �� Property owner's signature: Date submitted: yt Verification that the project architect/designer has a valid Burlingame business license will be required by the Finance Department at the time application fees are paid. ❑ Please mark one box above with an X to indicate the contact person for this project. S:\HandoutslPC Application 2008-e.handout Project Comments Date: To: From: September 22, 2008 �( City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Design Review for a new; two-story single family dwelling and detached garage at 145 Costa Rica Avenue, zoned R- 1, APN: 028-316-020 Staff Review: September 22, 2008 1. See attached. 2. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. � 3. This project is subject to the City policy to maximize the planter strip. The new sidewalk is required to be constructed to the property line and transition to the existing sidewalks on both adjacent properties. Both the site and landscape plans need to be revised to meet this requirement. - 4. Driveway projection to the street can not extend beyond project line. Plans may need to be revised to conform to this requirement. Reviewed by: V V Date: 10/17/2008 PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION PLANNING REVIEW COMI��NTS � �°� s� Project Name• �L�� '��l"�' f�"�uc�'' Project Address:_ �� 'i�r ��l ` The following requirements apply to the project 1 �/ A property boundary survey shall be preformed by a licensed land . surveyor. The survey sha11 show all property lines, property corners, easements, topographical features and utilities. (Required prior to the building permit issuance.) ��4�t�'� '"y�� 6�5 ;rt.�,�u� �S "'`a'� ��r►�� .�.��1 �� -iy t�� s+.��.�.� g� -� uc�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 sha11 comply with the City's flood zone requirements. 5 " A��a utary 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. 8 . Submit traffic trip generation analysis for the project. 9. Submit a traffic impact study for the project. The tr�c 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 sha11 file a parcel map with the Public Works Engineering Division. The pazcel map sha11 show all existing property lines, easements, monuments, and new property and lot lines proposed by the map. Page 1 of 3 U:\private development�PLANNING REVIEW COMI��NTS.doc PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION 11. A latest preliminary title report of the subject parcel of land shall be submitted to the Public Works Engineering Division with the pazcel map for reviews. 12 Map closure/lot closure calculations shall be submitted with the parcel map. 13 The project shall submit a condominium map to the Engineering Divisions in accordance with the requirements of the Subdivision Map Act. 14 v The project shall, at its own cost, design and construct frontage public improvements including curb, gutter, sidewalk and other necessary appurtenant work. 15 The project shall, at its own cost, design and construct frontage streetscape improvements including sidewalk, curb, gutters, parking meters and poles, trees, and streetlights in accordance with streetscape master plan. 16 By the preliminary review of plans, it appears that the project may cause adverse impacts during construction to vehicular tr�c, 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 azea of the 100-year flood and existing improvements with proposed improvements. 18 Any work within the drainage azea, creek, or creek banks requires a State Department of Fish and Game Permit and Army Corps of Engineers Pernuts. 19 No construction debris sha11 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 CONIIvIENTS.doc PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION 23 The back of the driveway/sidewalk approach shall be at least 12" above the flow line of the frontage curb in the street to prevent overflow of storm water from the street into private property. 24. For the takeout service, a garbage receptacle sha11 be placed in front. The sidewalk fronting the store shall be kept clean 20' from each side of the property. 25. For commercial projects a designated garbage bin space and cleaning area shall be located inside the building. A drain connecting the garbage area to the Sanitary Sewer System is required. Page 3 of 3 U:\private development�PLANNING REVIEW COMMENTS.doc Projec� Comments Date: To: September 22, 2008 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney From: Planning Staff Subject: Request for Design Review for a new, two-story single family dwelling and detached garage at 145 Costa Rica Avenue, zoned R- 1, APN: 028-316-020 Staff Review: September 22, 2008 1) On the plans specify that this project will comply with the 2007 California Building Codes (CBC). 2) Anyone who is doing business in the City must have a current City of Burlingame business license. 3) Provide fully dimensioned plans. 4) Show the distances from all exterior walls to property lines or to assumed property lines 5) When you submit your pla�s 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. 6) Comply with the 2005 California Energy Efficiency Standards for low-rise residential / non- residential buildings. Go to http://www.enerqv.ca.qov/title24 for publications and details. 7) Obtain a survey of the property lines for any structure within one foot of the property line. 8) On the plans specify that the roof eaves will not project within two feet of the property line. 9) 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- rated construction per CBC 704.2. 10) 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) 11) 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 and percentage of the openings proposed. 12) 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 "Den" is a room that can be used for sleeping purposes and, as such, must comply with this requirement. 13) Provide guardrails at all landings. NOTE: All iandings more than 30" in height at any point are considered in calculating the allowable lot coverage. Consult the Planning Depart�nt 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 Reviewed by: _ Date: � Project Comments Date: 1�:� From: September 22, 2008 ❑ City Engineer (650) 558-7230 O Chief Building Official (650) 558-7260 a Recycling Specialist (650) 558-7271 d Fire Marshal (650) 558-7600 ❑ City Arborist (650) 558-7254 Planning Staff a NPDES Coordinator (650) 342-3727 d City Attorney Subject: Request for Design Review for a new, two-story single family dwelling and detached garage at 145 Costa Rica Avenue, zoned R- 1, APN: 028-316-020 Staff Review: September 22, 2008 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: �� AQ� Date: �,. z -�-6 � � Project Comments Date: To: From: September 22, 2008 � City Engineer (650) 558-7230 � Chief Building Official ; (650) 558-7260 � City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 ✓ NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Design Review for a new, two-story single family dwelling and detached garage at 145 Costa Rica Avenue, zoned R- 1, APN: 028-316-020 Staff Review: September 22, 2008 Any construction project in the City, regardless of size, shall comply with the City's NPDES permit requirement to prevent stormwater pollution from construction activities. Project proponent shall ensure all contractors implement Best Management Practices (BMPs) during construction. Include a list of BMPs and erosion and sediment control measure plan as project notes when submitting plans for a building permit. Please see attached brochures for guidance. Reviewed by: � Date: 09/22/2008 � 133 COSTA RICA AVE. � � ��.�� = j;. � � E _ , _� , ; T F � .f,.- � .-,.-r-��%r��'_'�.�' `` � --..R� . 7 icii i riv`vv 'Aicv tiv r. 137 CO5TA RICA AVE �� - � - �-� - _ .—■.: - : _ -- -- , �- --- ,� _- _ --_ „�. �� _ _ .. �. - ��ar� i4a Lv�ix iciLti �iv �. 141 COSTA RICA AVE. 145 COSTA RICA AVE 155 COSTA RICA AVE. (SUBJECT PROPERTY) -� - ,s-�€� � � _ ` �. _ ` �.� �� - �-- _ I _ :��_ - _ ��. = : _ _ _-_ �---_ � i,,,,-�' -- ��-� —_— -- - - _ --2':... '' !' '°",�t _ R - - . � ,�, ;� � _ _ �� - _ � _ : �- __ . . Y �-= - ,�� - — �.�.: - � �� — - �� f- _ �°- -�' - _ _� __t _ � -�I� :�- ��- - ..: ...... :.: � ��: _�� _ _ ~�;��'�'�i��+�� i�4 i.v�iti i i�� iv r,. � ,� n ��crm s �i�� iv L. 1'�F V V►7 1 L-1 i.�i �i � v� i r'�i D�i�rAi i��i..�.. �� t,�F �_ � � p" e�� . �F�' x. � �Q11x -. �. � _. _.:�;:_:,�. _ `, - - . CITY OF BURLINGAME � COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD �'�'�'��_`�� BURLINGAME, CA 94010 � � ��°� �`'-��` � - ��"� a, `"�' . . ' � ; . PH: (650) 558-7250 e FAX: (650) ��- � - www.burlingame.org ��"T'a.��:� � � � � � _ .�.��.a� ��.;,�-.�r: � �_. �" �'-� Site: 145 COSTA RICA A1/ENUE The City of Burlingame Planning (ommission announces the following public hearing on MONDAY, NOVEMBER 10, 2008 at 7:00 P.M, in the (ity Hall Council (hambers, 501 Primrose Road, Burlingame, CA: Application for Design Review for a new two-story single family dwelling at 145 COSTA RICA AVENUE zoned R-1. APN 028-316-020 Maiied: October 31, 2008 (Please refer to other side) �1?�t:i��l� �'z7�, � ��.�`�� i�tailetl s=rom �=ti71�3 i3� i��-€��+lda�'.9� PU�L.IC FIE�►I�I�VG NOTO�E City of Burlingarr�e 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. William Meeker Community Development Director . _ PUBLIC WEAitIlelC� HIOTlCE (Please refer fo other side)