HomeMy WebLinkAbout145 Costa Rica Avenue - Staff ReportItem #
Action Calendar
PROJECT LOCATION
145 Costa Rica Avenue
City of Burlingame
Design Review
Address: 145 Costa Rica Avenue
Item No.
Action Calendar
Meeting Date: 1/12/09
Request: Design Review for a new two-story single family dwelling and detached garage.
Applicant Designer: James Chu, Chu Design and Engineering APN: 028-316-020
Property Owner: Sherman Chiu Lot Area: 6,075 SF
General Plan: Low Density Residential � Zoning: R1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines, which states that
construction of a limited number of new, small facilities or structures, including one single-family residence, or a
second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this
exemption may be applied to the construction or conversion of up to three (3) single-family residences as part of
a project.
Project Description: This project is located on the west side of Costa Rica Avenue between 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 corner of the property. The proposed house and
detached garage will have a total floor area of 3,405 SF (0.56 FAR) where 3,444 SF (0.57 FAR) is the maximum
allowed. The proposed project is 39 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 Ari
:a: 6,075 SF Plans date stam ed: DecembE
PROPOSED I ALLOWED/REQUIRED
SETBACKS
Front (4st flr): 24'-10" (to LR) ' 24'-9%2" (block average)
(2nd flr): 29'-4" (to BR1) 24'-9%2"
._ ._..Y._�.__.__�__��..�_....._�.._._.. � ���.....�_.___..�.._ .._.___._�.._ _..�__.....�._._.�.�__
Side (left, 1St flr): 10'-5" (to DR) 4'-0"
(left, 2"d flr): 8'-11" (to BR3) 4'-0"
(right, 1St flr): 5'-0" (to LR) 4'-0"
(right, 2"d flr): 5'-0" (to BR1) 4'-0"
Rear (1st f/r): 35'-3" (to nook) 15'-0"
(2nd flr): 41'-6" (to BR4) 20'-0"
Lof Coverage: , 2,055 SF 2,430 SF
34% 40%
FAR: 3,405 SF 3,444 SF.'
0.56 FAR 0.57 FAR
# of bedrooms: 5 ---
Parking: 2 covered 2 covered
_.�_.____.......�......._....�...__.........._.........._..�........�..._._......._.._..�__..._-___....� ._.......�....��...�.�......__....._�20' x 20� ...��_..._.._.._�...�_�._..��____.._.�..�20' x 20'
�r 3, 2008
De'sign Review
145 Costa Rica Avenue
� PROPOSED ALLOWED/REQUIRED
i
� 1 uncovered 1 uncovered
(9' x 20') (9' x 20')
....._ ...............................�............�.........................................�...__..�..................�............__...�..�._..:..........._._.....�_ _.._............__....�._��..___.____.__._. ____..��_
Heighi: � 28'-8" � 30'-0"
.�._...._._......��.__ .0 ___........_� . ._ �.�__-___�._
DH Envelope: � complies I CS 25.28.075
..___�__._�......._____._..._......._.....�.__..�._.___._.._.�_ _�.�..__.�......._.._._.._.� .�;._.�...__..�__... �....._�........_.
Accessory Structure: � complies 2 CS 25.60.010
(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.
Design Review Study Meeting: At the Planning Commission design review study meeting on November 10,
2008, the Commission had several comments and suggestions regarding this project (November 10, 2008
Planning Commission Minutes). The Commission voted to place the item on the Action Calendar when its
comments had been incorporated into the proposed project. The designer submitted a response letter, date
stamped November 25, 2008, and revised plans, date stamped December 3, 2008. Please refer to the copy of
the November 10, 2008, Planning Commission minutes included in the staff report for the list of Planning
Commission concerns.
Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
Council on April 20, 1998 are outlined as follows:
Compatibility of the architectural style with that of the existing character of the neighborhood;
2. Respect for the parking and garage patterns in the neighborhood;
3. Architectural style and mass and bulk of structure;
4. Interfiace 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. Action should
include specific findings supporting the Planning Commission's decision, and should be affirmed by
resolution of the Planning Commission. The reasons for any action should be stated clearly for the record.
At the public hearing the following conditions should be considered:
1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped
December 3, 2008, sheets A.1 through A.6 and L-1;
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 September 23, 2008 memo, the City Engineer's
October 17, 2008 memo, the Fire Marshal's September 22, 2008 memo, and the NPDES Coordinator's
-2-
Design Review
September 22, 2008 memo shall be met;
145 Cosfa Rica Avenue
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 properly 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 Department; and
14. that prior to final inspection, Planning Department 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.
Lisa Whitman
Associate Planner
c. James Chu, applicant
-3-
Design Review
Chu Design & Engineering, Inc.
55 W. 43`d Avenue
San Mateo, CA 94403
Sherman Chiu
209 Alma Vista Drive
South San Francisco, CA 94080
Attachments:
Applicant's Response to Commission's comments (date-stamped November 25, 2008)
Minutes from November 10, 2008 Design Review Study Meeting
Application to the Planning Commission
Staff Comments
Photos of Neighboring Properties
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed December 30, 2008
Aerial Photo
145 Costa Rica Avenue
-4-
CHU DESIGN & EN(
ERING. INC.
55 West 43r Avenue,. San Mateo, CA 94403
Tel: (650) 345-9286; Fax (650) 345-9287
www.chudesi�n.com � � � � � �,�� �
November 20, 2008
City of Burlingame
Planning Commission
501 Primrose Road
Burlingame, CA 94010
NOV � 5 2008
ci�� ar- BUR�irvuAmE
PLANfVIfVG D�PT.
Re: New Residence @ 145 Costa Rica
Dear Planning Commissioners:
We have made the following revisions/responses to your comment for the above
reference project per November 10, 2008 meeting.
Architectural:
1. Rear hardscape has been reduced and lawn strip has been added at the driveway to
minimize the hardscape areas.
2. Dormer on top of the garage has been removed and replaced with a regular hip
roof.
3. Window has been added at the kitchen area to eliminate the blank wall on the left
elevation.
4. Gable vents have been enlarged to make it look more proportion with the house.
5. Rounded bay has been added to the front add more prominent feature to it.
6. Answers on the questions regarding Mellaleuca tree details can be found in sheet
L.1.
7. Angled wall in front porch has been removed and replaced it with a straight wall.
8. Walk in closet roof area has been lowered and gable roof of bedroom 3 has been
raised to break down the sill plate on the left elevation.
This concludes the response to planning commission comments. We are happy to
answer any final questions or comments in an• effort to satisfy the requirements of your
review. The comments are labeled on the drawings as Delta 1, dated 11/20/2008.
Principal
CITY OF BURL/NGAME PLANNING COMMISS/ON — Unapproved Minutes November 10, 2008
applicant shall implement approved mitigation, to be verified by the City of Burlingame, before
the resumption of ground-disturbing activities within 100 feet of where the remains w�zre
discovered. /
The rigQtion was seconded by Commissioner Auran
Motion:
■ Discusse he treatment of windows on the EI Camino Real side the building; not that
concerned ' the windows along that side, but are concerne about advertising in the
windows; the E amino view is not as important as the Bur "ngame Avenue view. The windows
along EI Camino R 1 should be true display windows w" no distracting glare fhat will affect
properties across the et.
Chair Cauchi called for a roll call vo n the motion to pprove. The motion failed 2-4 (Commissioners
Brownrigg, Vistica, Yie and Cauchi diss ting; Com issioner Terrones absent).
More Commission comments:
Discussed alternative treatments�'6r the pa3�ageway area.
Commissioner Cauchi moved to co inue the application ith direcfion fo the applicant, as follows:
■ The site line at the win ows shall be three feet above e sidewalk.
■ Look at alternative t atments for the passageway area.
The motion was
Discussion of
by Commissioner Vistica.
Chair auchi called for a voice vote on the motion to continue. The motion carried �1-1
(Co missioner Brownrigg dissenting; Commissioner Terrones absent). This item con�uded at 8:10
IX. / DESIGN REVIEW STUDY ITEMS
4. 145 COSTA RICA AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW FOR A NEW,
TWO-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE (JAMES CHU, CHU DESIGN
& ENGINEERING, APPLICANT AND ARCHITECT; AND JENNY NGO, PROPERTY OWNER) STAFF
CONTACT: LISA WHITMAN
Reference staff report dated November 10, 2008, with attachments. Assistant Planner Whitman briefly
presented the project description. There were no questions of staff.
Chair Cauchi opened the public comment period.
James Chu, 55 West 43�d Avenue; represented the applicant.
11
CITY OF BURL/NGAME PLANN/NG COMM/SS/ON — Unapproved Minutes November 10, 2008
Met with neighbor on right and have addressed her concerns.
Commission comments:
■ Driveway on the left is a wise decision.
■ Asked if this were a four-bedroom house, would a single-stall garage be built.
■ Asked for explanation for all of the hardscape in the rear.
■ The rounded bay at the rear is a nice feature; think about carrying it through to the front of the
property and consider eliminating the balcony.
■ Corner post treatment for 2"d floor balcony appears a bit heavy.
■ FaCade handled nicely.
■ On left elevation; first floor near kitchen area; is there any way to add another window to
eliminate the blank wall.
■ Second floor sill plate line is pretty linear throughout; it might be nice to break this down
somewhat.
■ The vents look a bit small.
■ Question regarding the Mellaluca; what is the anticipated size, shape and is this a deciduous
tree.
■ Front elevation; what is the purpose of the angled wall by the front door; will this create a
problem with tandscaping.
■ Clarified that the dormer on the front elevation of the garage is a decorative feature.
■ Add a more prominent or enticing feature to the front. Perhaps consider a gable over the front
door and tie it into the balcony rather than having a shed roof over the door.
Public comments:
Pat Giorni, 1445 Balboa Avenue; glad to see that planting well is increased in sidewalk area.
Questioned the amount of hardscape. Concerned about calling it a 4 bedroom house; the den
is a bedroom. Would hate to see the guidelines for 4 bedrooms change. Appreciates that the
house includes only 3%2 baths.
There were no other comments from the floor and the public hearing was closed.
Commissioner Cauchi made a motion fo p/ace the item on the Action Calendar when complefe.
The mofion was seconded by Commissioner Brownrigg.
Discussion of motion:
None
Chair Cauchi called for a vote on the motion to place fhis item on the Action Calendar when plans have
been revised as direcfed. The motion passed on a voice vote 6-0-1 (Commissioner Terrones absent).
The Planning Commission's action is advisory and not appealable. This item concluded at 8;25 p.m.
5. 1 RAKE AVENUE, ZONED R-1 —APPLICATION FOR DESIGN REVIEW
PERMITS f�C^�tFP�FI� EIGHT ENVELOPE AND . GE FOR A NEW, TWO
STORY SINGLE FAMILY � h6 /�R:C -�IITECTS, APPLICANT AND ARCHITECT; AND
12
A�y�
' , $UFiLI�'AlV1E.
'�:- �.
COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNiNG COMMISSION
Type of application:
C� Design Review ❑ Variance
❑ Conditional Use Permit ❑ Special Permit
❑ Parcel #: � � � � (b - � �
❑ Other:
PROJECT ADDRESS: I�� Cv <�c� �. � L c�. �A-J�
� Please indicate the contact person for this project
APPLICANT project contact person ❑
OfZ to send electronic copies of documents ❑
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Name: s%1 e Y wy, �.�, C�. � �
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Address: ���" d s�' � c ���rc,..
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City/State/Zip: .� � �;� i�a w�,G. C� �f �o�o
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Phone: �` � 5 2% --� 2Ct o
Fax. � � � � � Z- � Z� �"' � 2 S�f �''
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E-mail: � + S � ��'�
ARCHITECT/DESIGNER project contact person I�
OK to send electronic copies of documents f�
PROPERTY OWNER project contact person t7
OK to send electrOnlc copies of documents d
.
Name: S e r�,a �, C C� c J
1 .
Address: ��_�' C d S V�c� �� C c� �}' ✓J�
.
City/State/Zip: d � � � ►��, w�,q �d4 �'! D/d
Phone: �� S, � 2 i�-� 2�I o
Fax: �� � 2$Z --3 Z FS4'S'
E-mail: G�[ J 2 r �l � o �- E�''�
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Name: J c� a�.. C.. �� � I�. J J es ��,, _t � c �� e e:►'' � Kc,
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Address: 'J�� � 2 S � � r �''��.
city/state�zip: 5 c� ti /'1�. �,.d' � o f. C� �`� � d 3
Phone: ( C�S c�
Fax:
E-mail:
3�E S� _� �. 8' G X l �
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* Burlingame Business License #:
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PROJECT DESCRIPTION: I�J O�,.� Si k c I� c���» � I u LL t7cJ
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JAN 0 � 200$
CIN OF BURLINGAME
PLANNING AEPT.
AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the
best of my knowledge and belief.'� C�
� �_� 2 �
Applicant's signature: '��`"-' Date: '` o d
t am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning
Commission.
Properly owner's signature: �"y-�"- � Date: �� 6'' Z�Q �%
7-
Date submitted: -- d �
�1r Verification khat the project architectldesigner has a valid Burlingame business license will be required by the
Finance Department at the time application fees are paid.
❑ Ple�se mark one box above with an X to indicate the contact person for this projec#. S:\Handouts\PC Application 2008-B.handout
Project Comments
Date:
To:
From:
September 22, 2008
[�f 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
�q
PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION
PLANNING REVIEW COMMENTS � �°� S�
Project Name• ���� `��''i' �'"�'
Project Address: _ �� �`TI� �1 '
The following requirements apply to the project
1 � A property boundary survey shall be preformed by a licensed land .
2
3.
4
surveyor. The survey shall show all property lines, property corners,
easements, topographical features and utilities. (Required prior to the
building permit issuance.) ����p� -'�� &5 �P-�� �� '`'`�
/�-��'�,�ti� . 5� ��N �3a? s�-� gr� fiw� uc�s� ��
�� The site and roof drainage shall be shown on plans and should be made to �` ��i�-�-
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 shail comply with the City's
flood zone requirements.
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 Ciiy's sewer system and any
sewer pump stations and identify mitigation measures.
8 . Submit traffic trip generation analysis for the project.
9. Submit a tra�c impact study for the project. The traffic study should
identify tbe 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 a11 existing property lines, easements,
monuments, and new properry and lot lines proposed by the rnap.
Page I of 3
U:\private development�PLANNING REVIEW COn�IlV�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 rnap
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.
The project shall, at its own cost, design and constxuct 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 tr�c
and public on street parking. The project shall identify these impacts and
provide mitigation measure acceptable to the City.
17 The project sha11 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
Pernuts.
19
►•17
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 proj ect 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 COMIlv1ENTS.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�I'LANNING REVIEW COMI��NTS.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.enerq .y ca•_gov/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 oint are
considered in calculating the allowable lot coverage. Consult the Planning Depa ent 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:
To:
From:
September 22, 2008
❑ City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
❑ Recycling Specialist
(650) 558-7271
d Fire Marshal
(650) 558-7600
a City Arborist
(650) 558-7254
Planning Staff
a NPDES Coordinator
(650) 342-3727
❑ 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: ���� ����� Date: z Z.�a--6 �
9 � •�
0
Project Comments
Date:
To:
From:
September 22, 2008
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
� City Arborist
(650) 558-7254
Planning Staff
� Recycling Specialist
(650) 558-7271
� Fire Marshal
(650) 558-7600
✓ NPDES Coordinator
(650) 342-3727
� 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
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
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1617 HOWARD AVE
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148 COSTA RICA AVE.
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144 COSTA �ZICA AVE. 140 COSTA RICA AVE.
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136 COSTA RICA AVE.
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�IN OF Bl.!r�lINGAM�
pIANNING DEPTa
133 COSTA RICA AVE. 137 COSTA RICA AVE 141 COSTA RICA AVE. 145 COSTA RICA AVE 155 COSTA RICA AVE.
(SUBJECT PROPERTY)
RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for
Desiqn Review for a new, two-story single familv dwelling and detached qaraqe at 145 Costa
Rica Avenue, zoned R-1, Sherman Chiu, propertv owner, APN: 028-316-020;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
January 12. 2009, at which time it reviewed and considered the staff report and all other written
materials and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
1. On the basis of the Initial Study and the documents submitted and reviewed, and
comments received and addressed by this commission, it is hereby found that there is
no substantial evidence that the project set forth above will have a significant effect on
the environment, and categorical exemption, per CEQA Article 19, Section: 15303 (a),
which states that construction of a limited number of new, small facilities or structures
including one single family residence or a second dwelling unit in a residential zone is
exempt from environmental review. In urbanized areas, up to three single-family
residences maybe constructed or converted under this exemption, is exempt from
environmental review.
2. Said Design Review is approved subject to the conditions set forth in Exhibit "A"
attached hereto. Findings for such Design Review is set forth in the staff report,
minutes, and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official
records of the County of San Mateo.
Chairman
I, , Secretary of the Planning Commission of the City of Burlingame, do hereby
certify that the foregoing resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 12th dav of Januarv, 2009 by the following vote:
Secretary
EXHIBIT "A"
Conditions of Approval for Categorical Exemption and Design Review.
145 Costa Rica Avenue
Effective January 23, 2009
that the project shall be built as shown on the plans submitted to the Planning Division
date stamped December 3, 2008, sheets A.1 through A.6 and L-1;
2. that any changes to building materials, exterior finishes, windows, architectural features,
roof height or pitch, and amount or type of hardscape materials shall be subject to
Planning Division or Planning Commission review (FYI or amendment to be determined
by Planning staf�;
3. that any changes to the size or envelope of the basement, first or second floors, or
garage, which would include adding or enlarging a dormer(s), shall require an
amendment to this permit;
4. that the conditions of the Chief Building Official's September 23, 2008 memo, the City
Engineer's October 17, 2008 memo, the Fire Marshal's September 22, 2008 memo, and
the NPDES Coordinator's September 22, 2008 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;
• i .
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
Department; and
14. that prior to final inspection, Planning Department 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.
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. CITY OF BURLINGAME
< ' COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD '�-�' '��`_��"
- � , _ BURLINGAME, CA 94010 '����" •�
���� • PH: (650) 558-7250 o FAX: (650) 6*� .�� ca
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Site: 145 COSTA RICA AVENUE
The (ity of Burlingame Planning Commission announces the
following public hearing on MONDAY, JANUARY 12,
2009 at 7:00 P.M. in the City Hall Council Chambers, SOl
Primrose Road, Burlingame, CA:
Application for Design Review for a new, two-story single
family dwelling and detached garage at 145 COSTA RICA
AVENUE zoned R-1. 028-316-010
Mailed: December 30, 2008
(Please refer to other side)
Citv of Burlingame �
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 HEARING NOTICE
(Please refer to other side)
01oi-I 1050432b
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