HomeMy WebLinkAbout1212 Vancouver Avenue - Staff Report (2)NY y.
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City of Burlingame
Design Review and Special Permit
Address: 1212 Vancouver Avenue
Item No. 9c
Design Review Study
Meeting Date: May 22, 2017
Request: Application for Design Review for a first and second story addition to a single family dwelling and
construction a new detached garage and carport.
Applicant and Designer: Insite Design, Audrey Tse
Property Owner: Greg and Roseate Wagner
General Plan: Low Density Residential
APN: 026-173-150
Lot Area: 6,000 SF
Zoning: R-1
Project Description: The subject property slopes from front to rear with an approximately 4 foot difference in
elevation; at street level the house appears as a single story home and at the rear there is lower level living
space. There is an existing single story detached garage located along the right side, located approximately 15
feet off of the rear property line. The applicant is proposing expand the kitchen 3'-6" at the rear of the first floor
along with a 1,015 SF second story addition. As part of the project, the existing detached garage will be
demolished and a new detached single car garage with a carport will be constructed along the rear property line,
in the right corner.
The first and second story addition and new detached garage and carport will increase the floor area to 3,401 SF
(0.56 FAR) where 3,420 SF (0.56 FAR) is the maximum allowed. Given the slope of the lot, there will be 94 SF of
the accessible crawlspace that exceeds 6 feet in height. The Zoning Code states that accessible space between
the surface of the ground and the bottom of the first floor joists that measures six feet or more in height shall be
counted toward the total floor area. However, the code allows for up to a 100 SF deduction from floor area for
lower floors and therefore this space will not counted toward the total floor area.
The proposed second story addition will encroach into the declining height envelope along the left side, however
this portion meets the allowable encroachment for a dormer exemption. With the addition, the number of
bedrooms will be increasing from four to five. Three parking spaces, two of which must be covered, are required
on site. The new detached one -car garage (10' x 20' clear interior dimensions) and carport (10' x 20') will provide
two covered parking spaces. One uncovered parking space is provided in the driveway (9' x 20'). All other
Zoning Code requirements have been met. The applicant is requesting the following application:
■ Design Review for a first and second story addition to a single family dwelling (CS 25.57.010).
1212 Vancouver Drive
Lot Area: 6,000 SF
Plans date stamped: April 25, 2017
EXISTING
PROPOSED
ALLOWED/REQUIRED
.SETBACKS
..........._..................... ...._...... _........_............. _...
Front (1st fir):
............... ....
............... ._......................... ................ .... ........................._....... _..._...... _._
16'-9"
................. ... _
No change
15'-0" or block average
(2nd fir):
No change
30'-3"
20'-0" or block average
Side (left):
6'4"
6'-4"
4'-0"
(right):
.........._..._..._.._...................._.................. ........__...._._...............................
N/A
11'-0"
4'-0"
Rear (1st fir):
.....................
.............. ............... .........................._.......... _............... _..... ...................._.... ..............
35-9"
_........................................... ...................................................... .................. ..........
47-0" to addition
_..._......_...... ................. ..... _.... _......................
15'-0"
(2nd fir):
........... ..... ................. ........._......................... ............................. ......_...._.........
............. ..............
N/A
............................. ............................. ................................................_.._._.........
50'-8"
........ -.._.._.................................... _..... .._..... _..................................................................
20'-0"
_........_...........
Lot Coverage:
2,016 SF
2,239 SF
...
2,400 SF
33.5%
37.3%
40%
Design Review and Special Permit
1212 Vancouver Drive
EXISTING
PROPOSED
ALLOWED/REQUIRED
FAR:
2,172 SF
3,401 SF
3,420 SF
.............. ........................................................ ..................... ........ ........................
.... .. -
0.36 FAR
-
0.56 FAR
0.57 FAR
# of bedrooms:
4
5
---
Off -Street Parking:
1 covered
2 covered
2 covered
(12' x 19'6")
(10' x 20' each)
(10' x 20')
+ 1 uncovered
+ 1 uncovered
1 uncovered
(9' x 20')
(9' x 20')
I (9' x 20')
Height:
16' 11 "
27'-5"
30'-0"
............ .............. ............... ............... -........ ....................... .... _... _........ _...............
DH Envelope:
... _.._...............
_...................... ...................... _..... .......... ........ ...... ........---....._
Complies
... _._....... _...... _..... _................... .......................................................... _... ---._...._._
i Complies
.... _-..- ............................................ ..............................................................................
CS 25.28.075(b)(2)
(Dormer exemption
applied)
* Existing non -conforming
(0.32 x 6,000 SF) + 1,100 SF + 400 SF = 3,420 SF (0.57 FAR)
Staff Comments: See attached memos from the Building, Parks, Engineering, Fire, and Stormwater Divisions.
Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
Council on April 20, 1998 are outlined as follows:
1. Compatibility of the architectural style with that of the existing character of the neighborhood;
2. Respect for the parking and garage patterns in the neighborhood;
3. Architectural style and mass and bulk of structure;
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.
Catherine Keylon
Senior Planner
c. Insite Design, Audrey Tse, applicant and designer
Attachments:
Planning Commission Application
Staff Comments
Notice of Public Hearing — Mailed May 12, 2017
Aerial Photo
2
C
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:
to Design Review ❑ Variance ❑ Parcel #: ,01-te 5 -ISO
❑ Conditional Use Permit ❑ Special Permit ❑ Zoning / Other:
PROJECT ADDRESS: f 2,12- Ved �C'o[At �(1- A.\^v'3 -
APPLICANT
Name:
Address: iS��y" �t ��= LI`L•`�Iu
City/State/Zip: r'�✓� �'�t-!� tc�
Phone:U
E-mail:'roQ-6 C✓mil i`t5►��217E� i rrC%�
ARCHITECT/DESIGNER
Name: `�✓
Address:
City/State/Zip:
Phone:
E-mail:
Burlingame Business License #:
PROPERTY OWNER
Name:?Jc-
Address:
City/State/Zip:
Phone: O7 )'I j zf_-. i `11 LY
E-mail:
;. x R�
a _ ,
CITY 01F SUP3L lNtiA,ME
CDD-i'LM--1i`•)1' S' Di,V.
Authorization to Reproduce Proiect Plans:
I hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this
application on the City's website as part of t e Planning approval process and waive any claims against the City
arising out of or related to such action. (Initials of Architect/Designer)
PROJECT DESCRIPTION:_ G�y°�ts�' 00-to l`� yn
AFFIDAVIT/SIGNATURE: I hereby rtify under penalty of perjury that the information given herein is true and correct to the
best of my knowledge and belief. I /
Applicant's signature: Date:
I am aware of the proposed applican and hereby authorize the above applicant to submit this application to the Planning
Commission. _r
Property owner's signature:6 et a,(f_vA'\J 0W (U-rtS LCt: Date:
Date submitted:
SA HANDO UTS� PC Application. doc
City of Burlingame
Building and Planning Departments
501 Primrose Road
Burlingame, CA 94010
Date: February 28, 2017
To Whom It May Concern:
CITY OF BURLINGAME
CDD-PLANNINN G DIV.
We, Greg and Roseate Wagner of 1212 Vancouver Avenue, Burlingame, California, do
hereby grant authorization for our agent, Audrey Tse or Lauren Lee, of inSite Design to
submit drawings and required materials on our behalf as related to our residential remodeling
project. Additionally, inSite Design is authorized to apply for any necessary building permits
and represents our best interest in any communications related as such.
If you have any questions, please do not hesitate to contact us at 917-544-1476.
Sincerely,
5 rej W"J `cep
Greg and Roseate Wagner
Owners, 1212 Vancouver Avenue
Burlingame, CA 94010
CITY
cZ am
Project Comments - Planning Application
Project Address: 1212 Vancouver Avenue, zoned R-1, APN: 026-173-150
Description: Request for Design Review for a first and second floor addition to an existing
single-family dwelling with new detached garage.
From
Rick Caro III
Building Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal: No Comment
Reviewed By: Rick Caro III Date: May 8, 2017
650 558-7270
CITY
di
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Project Comments - Planning Application
Project Address: 1212 Vancouver Avenue, zoned R-1, APN: 026-173-150
Description: Request for Design Review for a first and second floor addition to an existing
single-family dwelling with new detached garage.
From
Rick Caro III
Building Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1) As of January 1, 2014, SB 407 (2009) requires non -compliant plumbing fixtures to be replaced
by water -conserving plumbing fixtures when a property is undergoing alterations or
improvements. This law applies to all residential and commercial property built prior to
January 1, 1994. Details can be found at hap:/:/lwww.leginfo.ca.gov/pub/09-
101bill/sen/sb 0401-0450/sb 407 bill 20091011 chaptered.html. Revise the plans to
show compliance with this requirement.
2) Provide two completed copies of the Mandatory Measures with the submittal of your plans for
Building Code compliance plan check. In addition, replicate this completed document on the
plans. Note: On the Checklist you must provide a reference that indicates the page of the plans
on which each Measure can be found.
3) Place the following information on the first page of the plans:
"Construction Hours"
Weekdays: 8:00 a.m. — 7:00 p.m.
Saturdays: 9:00 a.m. — 6:00 p.m.
Sundays and Holidays: No Work Allowed
(See City of Burlingame Municipal Code, Section 13.04.100 for details.)
Construction hours in the City Public right-of-way are limited to weekdays and non -City
Holidays between 8:00 a.m. and 5:00 p.m.
Note: Construction hours for work in the public right of way must now be included on the
plans.
4) Anyone who is doing business in the City must have a current City of Burlingame business
license.
5) This project will be considered a New Building because, according to the City of Burlingame
Municipal code, "when additions, alterations or repairs within any twelve-month period exceed
fifty percent of the current replacement value of an existing building or structure, as determined
by the building official, such building or structure shall be made in its entirety to conform with
the requirements for new buildings or structures." This building must comply with the 2016
California Building Code for new structures. BMC 18.07.020
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 final. 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.
8) On the plans specify that the roof eaves will not project within two feet of the property line 2016
CRC § Table R302.1(1) or 2016 CBC Table 705.2
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 2016 CRC § R302.1(1) or 2016 CBC §705.2.
10) Indicate on the floor plans that exterior bearing walls less than five feet from the property line
will be built of one -hour fire -rated construction. 2016 CRC Table R302.1(1) § or 2016 CBC,
Table 602)
11) On the plans show that all openings in exterior walls, both protected and unprotected, will
comply with 2016 CBC, Table 705.8. Provide a table or chart that specifies 1) the openings
allowed and; 2) the size and percentage of the openings proposed.
12) Provide lighting at all exterior landings.
13) Specify on the plans whether the fireplace is a gas or solid wood -burning device. If the fireplace
is a solid wood -burning device clearly state on the plans that the fireplace will meet all
requirements as a U.S.EPA Phase II certified wood -burning device.
14) If the fireplace is a solid wood -burning device then specify on the plans that the fireplace
chimney will terminate at least two feet higher than any portion of the building within ten feet or
will be retrofit with a fireplace insert (not a log lighter.) 2016 CRC § 1003.9 or 2016 CBC 2113.5
18.10.100 Appendix C, Figure C amended —Exit terminals of mechanical draft and direct -vent
venting systems.
The Figure in Appendix C of the 2016 California Residential Code is amended by adding the
following note:
Note: Where the property line is less than ten (10) feet from the exit terminal of any newly installed or
replacement high efficiency mechanical equipment the pipe size of the final ten (10) feet of any terminal must
be increased to three inches (Y) or, as an alternative, manufacturer -approved baffles must be installed.
Reviewed By: Rick Caro III Date: March 3, 2017
650 558-7270
Project Comments - Planning Application
Project Address: 1212 Vancouver Avenue, zoned R-1, APN: 026-173-150
Description: Request for Design Review for a first and second floor addition to an existing
single-family dwelling with new detached garage.
From: Martin Quan
Public Works Engineering
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1. On the pFoposed plan, please show the leEatian of all pFepesed lecatiORs feF UtilitieS (PG&E, wateF, ,
2. No further comments at this time.
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
3. Based on the scope of work, this is a "Type I" project that requires a Stormwater Construction Pollution
Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field inspection is required
prior to the start of any construction (on private property or in the public right-of-way).
4. Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per
Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior to the issuance of Building
Permit.
5. The sanitary sewer lateral (building sewer) shall be tested per ordinance code chapter 15.12. Testing
information is available at the Building department counter. A Sewer Lateral Test encroachment permit is
required.
6. Insert the 'Best Management Practices', updated June 2014, construction sheet into the plans set. A copy
can be found at
http://www.flowstobay.orR/sites/default/files/Countvwide%20Program%20BMP%20PIan%20Sheet-
June%202014%20Update.Pdf#overlay-context=brochures or http://www.flowstobay.org/brochures then click
"construction bmp plan sheet"
Reviewed By: Martin Quan Date: 5/5/17
650-558-7245
CITY O
tic it ,hl�rl' 0
O 9
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Project Comments - Planning Application
Project Address: 1212 Vancouver Avenue, zoned R-1, APN: 026-173-150
Description: Request for Design Review for a first and second floor addition to an existing
single-family dwelling with new detached garage.
From: Martin Quan
Public Works Engineering
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1. On the proposed plan, please show the location of all proposed locations for utilities (PG&E, water, sewer,
and sewer cleanout).
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
2. Based on the scope of work, this is a "Type I" project that requires a Stormwater Construction Pollution
Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field inspection is required
prior to the start of any construction (on private property or in the public right-of-way).
3. Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per
Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior to the issuance of Building
Permit.
4. The sanitary sewer lateral (building sewer) shall be tested per ordinance code chapter 15.12. Testing
information is available at the Building department counter. A Sewer Lateral Test encroachment permit is
required.
5. Insert the 'Best Management Practices', updated June 2014, construction sheet into the plans set. A copy
can be found at
http://www.flowstobay.org/sites/default/files/Countywide%20Program/`20BMP/`20PIan/o20Sheet-
June%202014%20Update.pdf#overlay-context=brochures or http://www.flowstobay.org/brochures then click
"construction bmp plan sheet"
Reviewed By: Martin Quan Date: 3/7/17
650-558-7245
Project Address
Description:
From
Project Comments — Planning Application
1212 Vancouver Avenue, zoned R-1, APN: 026-173-150
Request for Design Review for a first and second floor addition to an existing
single-family dwelling with new detached garage.
Bob Disco
Parks Divison
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1. Please indicate on plans if landscape will remain or be rehabilitated.
2. Include city street tree on plans.
3. Include tree protection plan for City Street tree
4. 3 existing or new landscape tree required for final.
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
1. No existing tree over 48 inches in circumference at 54 inches form base of tree may be
removed without a Protected Tree Removal Permit from the Parks Division. (558-
7330)
2. Existing City Street Tree may not be cut, trimmed or removed without permit from Parks
Division (558-7330)
Reviewed By: BD Date: 3.22.17
650.558.7333
Project Comments — Planning Application
Project Address: 1212 Vancouver Avenue, zoned R-1, APN: 026-173-150
Description: Request for Design Review for a first and second floor addition to an existing
single-family dwelling with new detached garage.
From: Christine Reed
Fire Dept.
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
The following comments do not need to be addressed now, but you should be aware of them as
they will need to be addressed at time of building permit submittal:
Provide a residential fire sprinkler system throughout the residence:
Provide a minimum 1-inch water meter, dependent on sprinkler system flow demand.
2. Provide a backflow prevention device/double check valve assembly — A schematic of water
lateral line after meter shall be shown on Buildinq permit 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 under a separate deferred fire permit, approved by the Fire Department
prior to installation.
Reviewed By: Christine Reed Date: 5-2-17
650-558-7617
CITY
'Pro
Project Address
Description:
From
Project Comments - Planning Application
1212 Vancouver Avenue, zoned R-1, APN: 026-173-150
Request for Design Review for a first and second floor addition to an existing
single-family dwelling with new detached garage.
Bob Disco
Parks Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1. Existing tree in backyard is protected size and requires a Private Protected Tree Removal
Permit for removal. Contact Parks Division for permit or download from website. Tree will need
to be replace with one 24" landscape tree.
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
Landscape to remain the same
Reviewed By: BD Date: 5.11.17
650.558.7333
cITY
9
�9oDwwTeD �
Project Comments - Planning Application
Project Address: 1212 Vancouver Avenue, zoned R-1, APN: 026-173-150
Description: Request for Design Review for a first and second floor addition to an existing
single-family dwelling with new detached garage.
From
Bob Disco
Parks Divison
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
1. Please indicate on plans if landscape will remain or be rehabilitated.
2. Include city street tree on plans.
3. Include tree protection plan for City Street tree
4. 3 existing or new landscape tree required for final.
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
1. No existing tree over 48 inches in circumference at 54 inches form base of tree may be
removed without a Protected Tree Removal Permit from the Parks Division. (558-
7330)
2. Existing City Street Tree may not be cut, trimmed or removed without permit from Parks
Division (558-7330)
Reviewed By: BD Date: 3.22.17
650.558.7333
'*"�N
OF BURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT
4CITY
BURUNGAME
501 PRIMROSE ROAD
BURLINGAME, CA 94010
PH: (650) 558-7250 0 FAX: (650) 696-3790
www.burlingame.org
Site: 1212 VANCOUVER AVENUE
The City of Burlingame Planning Commission announces the
following public hearing on MONDAY, MAY 22, 2017 at
7:00 P.M. in the City Hall Council Chambers, 501 Primrosr
Road, Burlingame, CA:
Application for Design Review for a first and second story
addition to an existing single family dwelling and demolition
of an existing detached garage and construction of a new
detached one car garage and carport at 1212 VANCOUVER
AVENUE zoned R-1. APN 026-173-150
Mailed: May 12, 2017
(Please refer to other side)
PUBLIC HEARING
NOTICE
City 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)
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City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
Project Address: 1212 Vancouver Avenue
Description: First and Second Story Addition
Date of Plans: April 25, 2017 — second review
Lot Area: 6,000 SF Zoning: R-1
Please address all items marked with a "► " symbol.
1. Design Review (Code Section 25.57.010)
• Proposed first and second story addition with a new detached garage is subject to Design Review.
Application has been submitted.
No response required.
2. Setbacks (Code Section 25.26.072)
......................................................................................................................_................................................................_..._.._..._-......_...... ---_............. _........ _...... -........ _............. .-..... ........ --._..........
.... _...... _................_........ _...... ----.......... ................................ ......_-- ....... -,
.Existing......................................_.._._..........._..........._Proposed......._............................................_.........Allowed/Required
.. -i
i
........... _........__......._.................. _._._.._.._................ __...........- ......._.
Front (1st fir): 16'-9" No change
i 15'-0" or block average i
(2nd fir-)-.: � No change 30'-3"
! 20'-0" or block average
.................................................................................................................................:.............._..................................................................................................._...._..............._..................................._...._...._._.........._........_....._..............t........................................................._......_-._..............._..........................._..........
Side (left): 6'-4" 6-4"
4'-0"
(right): N/A 11'-0"
4'-0"
_..._
-...... _._...... ._........_...................................._......................... .................... .......................................................................................................................... ........................................ ..........................................................................................
Rear (1st flr): 35'-9" 47'-0" to addition
._._.._......._..._.._..__.........................................._.............. _...........
15'-0"
(2nd fir): N/A....................................................................................................50..-8........................................._._.
............ __..__..._.................. -_.......---................_.................._....._................I................................................... .........3.
20'-0 ...................._............................. i
► Site plan on sheet A1.1 shows a 3 2" dimension shown as "existing" along
the left site (toward the rear).
This does not match the scale or correspond with the 4' dimension and 6.36'
dimension shown along the
left side, so it appears to be an error or maybe a left over layer on the plans.
This is not a big deal however
it may confuse the Planning Commission and public.
3. Lot Coverage (Code Section 25.26.065)
No response required.
1
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
4. Floor Area Ratio (Code Section 25.26.070)
0.32 x 6,000 SF + 1,100 SF + 400 SF = 3,420 SF maximum allowed (0.57 FAR
................._.-................................................I................................,....................._ ....................................._..........................._............,....................................................._....................__..................................................................................................................................................................
Existing Proposed Allowed/Required
Floor Area Ratio: 2,172 SF 3,401 SF 3,420 SF
I 0.36 FAR 0.56 FAR 0.57 FAR
The proposed project complies with floor area ratio regulations (calculations are attached). However some
No. Thank you for showing the crawl space door on the right side elevation and the section detail on sheet
A4.3, however it is unclear how much of the crawl space is greater than 6' in height. Please note that
accessible spaces between the surface of the ground and the bottom of the first floor joists that measures
less than six (6) feet in height shall not be counted as floor area in calculating FAR, with accessible spaces
greater than six feet are counted in the total FAR. Please provide an additional cross section (other side)
and a floor plan of the lower level that includes the full extent of the crawl space. It would be helpful if the
floor plan can include hatching (like you provided on the second floor) for the areas greater than six feet.
The zoning code does allow for a 100 SF exemption of utility type areas in the basement/lower floors, for
which this space may qualify.
Please note the calculations that are noted above and attached DO NOT INCLUDE ANY CRAWLSPACE.
Please review your plans and adjusted as needed to ensure that the project is within the allowable FAR.
5. Building Height (Code Section 25.26.060)
Average top of curb: (61.38' + 61.36')/2 = 61.37'
Existing: 61.37' + 16.94' = 78.31' (IB'l above average top of curb)
Proposed: 61.37' +27.44' _ " ' ") above average top of curb)
Allowed: 61.37' + 30' = 91.37' (30'-0" above average top of curb)
• The proposed project complies with overall building height regulations.
No response required.
6. Declining Height Envelope (DHE) (Code Section 25.26.075)
Points of Departure - Left Side: (61.86' + 57.8')/2 = 59.83'
- Right Side: (61.74' + 57.52')/2 = 59.63'
► The encroachment of the stairs along the left side meets the criteria for the dormer exemption per C.S.
25.26.075, however the declining height envelope still encroaches approximately 6-inches along the left
side for a total of 13.04 SF. It appears that the outer wall may need to be shift in slightly so that is entirely
located within the declining height envelope or apply for a Special Permit.
2
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
7. Off -Street Parking (Code Section 25.70.030)
5 bedrooms proposed (office counts as a bedroom per C.S. 25.08.125).
Existing: 1 covered (12' x 19'6") + 1 uncovered (9' x 20')
Proposed: 2 covered (10' x 20' each) + 1 uncovered (9' x 20') (new detached one -car garage with carport)
Required: 2 covered (20' x 20') + 1 uncovered (9' x 20')
• Proposed garage and carport meet the code required parking.
No response required.
8. Accessory Structure (Code Section 25.60.010)
• Proposed overall building height is 10'-0" (15'-0" maximum allowed).
• Proposed plate height is 8'-6" above grade (9'-0" maximum allowed).
• Proposed window is located 13' from rear property line (10'-0" minimum required).
• The proposed project complies with accessory structure regulations.
No response required.
9. Landscaping
► The landscape plan does not appear to have the font size increased; however I will defer to the Parks
Division comments on this matter.
10. Miscellaneous
No. See comments under #4, FAR calculations, above: Please note that accessible space between the surface
of the ground and the bottom of the first floor joists that measure less than six (6) feet in height shall not be
counted as floor area in calculating FAR. It is unclear the extent of the crawl space that is over 6 feet in
height that would be included in FAR. Is it is just the area below the new expanded first floor? Please
provide an additional cross section and a revised lower floor plans so that we can clearly see the crawl
space greater than 6 feet and revise our FAR calculations.
Please contact Catherine Keylon with questions regarding the above comments ckeylon(Qburligname. org or
650-558-7252, thank you.
END OF COMMENTS
Project Address: 1212 Vancouver
Date of Plans: April 25, 2017
T
xi
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Lot Size: 6,000 SF
Zoning District: R-1
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FA1
CD/PLG-Catherine Keylon
From: CD/PLG-Catherine Keylon
Sent: Wednesday, March 22, 2017 11:42 AM
To: 'Audrey Tse'
Subject: 1212 Vancouver- plan check comments
Attachments: 1212 Vancouver - Planning comments.pdf; 1212 Vancouver - Department
comments.pdf
Hi -
Attached you will find plan review comments from the various City Divisions for the application for Design Review for a
first and second story addition at 1212 Vancouver Avenue, Burlingame. Because additional information and clarification
is required, this application is incomplete at this time. We are still awaiting comments from Fire and Stormwater and will
send them along upon receipt. We recommended waiting to receive all comments prior to revising and resubmitting your
plans. Prior to proceeding with scheduling a Planning Commission hearing the following division comments need to be
addressed:
■ Planning Division;
• Building Division; and
• Engineering Division.
Please address only the top comments that are noted to address, "at this time", while the remaining comments can be
addressed at time of building permit submittal. If you should have any questions regarding the plan review comments,
please contact the following staff members:
Planning Division: Catherine Keylon — (650) 558-7252 or ckevlon burlingame.org
Fire: Christine Reed — (650) 558-7617 or creed .centralcountyfd.org
Building Division: Rick Caro — (650) 558-7270 or rcaro burlingame.org
Public Works: Martin Quan- (650)558-7245 or mguan burlingame.org
Stormwater Division: Carolyn Critz — (650) 342-3727 x 118 or Carolyn. critz(d-)veolia.com
Once these items have been addressed on the plans, please submit a written response for all comments, one full
size set of plans and two half size set of plans for our review. We will need to re-route your plans for review and
rechecked with all comments addressed before this project can be scheduled for a Design Review Study meeting (public
hearing).
If you should have any questions, please feel free to contact me at ckevlon burlingame.org or (650) 558-7252.
Thank you,
Catherine Keylon - Senior Planner I Community Development Department - Planning Division I City of Burlingame
ph 650.558.7252 1 fax 650.696.3790 1 ckeylorifturlingame.org
PLEASE NOTE — CHANGE TO PLANNING DIVISION HOURS
Effective June 1, 2015 - The Planning Division will be closed every Wednesday afternoon from 12pm -5pm.
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
Project Address: 1212 Vancouver Avenue
Description: First and Second Story Addition
Date of Plans: March 3, 2017
Lot Area: 6,000 SF Zoning: R-1
Please address all items marked with a "► " symbol.
1. Design Review (Code Section 25.57.010)
• Proposed first and second story addition with a new detached garage is subject to Design Review.
Application has been submitted.
► Show roof pitches on elevations (it is already shown on roof plan- but it is helpful to have it on the
elevations as well).
Please label the material of the medallions shown on the front elevations (1st and 2"d floors).
► hile the railing at the front is existing, please label he material on b h the railing at the front and rear
evations wood, wrought iron). '
l'f.
► The plate height on both floors is the same at 8'9"; the Planning Commission in general tends to
recommended a smaller plate height for second floors. This is not a code requirement but just informational
as there have been several discussions at the Planning Commissions meetings recenity regarding plate
heights.
2. Setbacks (Code Section 25.26.072)
Existing
................................................
Proposed
..................... ....................... ....... ........ ................................................ .........:......................................................................................................................
Allowed/Required
................................................. .......... ......................................................................................
Front (1st flr):
16'-9"
No change
15'-0" or block average
(2nd fir):
No change
j 30'-Y I
20'-0" or block average
Side (left):
6'-4"
6'-4"
"
(right):
N/A
-v j
4'-0 "
..............................................................................................................................................................................................................................................................................................................................................................................................................................................
.
Rear (1st flr):
'
35'-9"
47'-0" to addition
15'-0"
(2nd flr):
N/Au�
" a
20--0"
................................
► he project appears to comply with all of the required setbacks, however on the site plan there is a 3'2"
imension shown as "existing" along the left site (toward the rear). This does not match the scale and may
confuse the Planning Commission and public, please remove this dimension.
S
�� 2 Pt, � .
1
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
3. Lot Coverage (Code Section 25.26.065)
40% x 6,000 SF =
Lot Coverage
SF maximum allowed
Existing
2,016 SF
33.5%
2,43 SF iL
4.. l�
Allowed/Required
• The proposed project complies with lot coverage regulations (calculations are attached).
2 3l
No response required.
4. Floor Area Ratio (Code Section 25.26.070)
`019
(0.32 x 6,000 SF) + 1,100 SF + 8 SF = 3,,fO8 SF maximum allowed (0.58 FA
2,400 SF
40%
Existing Proposed Allowed/Required
2-4
Floor Area Ratio: 0 ? �'; 3, 4 SF ).0'55
8 SFj
j.............................
FAR. 4 FARFARl
• The proposed project complies with floor area ratio regulations (calculations are attached).
✓ On sheet A2.1 the front wall appears to have a heavier line weight; note that our calculations are taken
from exterior wall to exterior wall. Please clarify if this was a drafting error or if that wall is thicker for
//' structural reasons.
O(��,I� Please verify the dimensions provided as they do not correspond exactly to scale noted, particularly on the
/ floor plans.
5. Building Height (Code Section 25.26.060)
Average top of curb: (61.38' + 61.36')/2 = 61.37'
Existing: 61.37' + 16.94' = 78.31' (16'11" above average top of curb)
Proposed: 61.37' +27.44' = 88.81' (27'-5" above average top of curb)
Allowed: 61.37' + 30' = 91.37' (30'-0" above average top of curb)
• The proposed project complies with overall building height regulations. However please address the
comments below.
Show the average top of curb elevation on building elevation drawings and provide the overall height
dimension from average top of curb to the existing and proposed highest roof ridge.
Provide the finished floor elevation relative to top of curb elevations.
'Provide top of ridge elevation (88.8l') on the front elevation drawings on sheet A4.0.
2
6.
City of Burlingame
Planning Division
(650) 558-7250 - (650) 696-3790 (fax)
Plan Review Comments
Declining Height Envelope (DHE) (Code Section 25.26.075)
Points of Departure - Left Side: (61.86' + 57.8')/2 = 59.83'
- Right Side: (61.74+ 57.52'1/2 = 59.
//QQ��63'
V W
Because the slope on a lot between the front setback and rear setback lines on either side property line
varies by two (2) feet or more, the measurement for the declining height envelope point of departure shall
be the average elevation as taken at the intersection of the adjacent side property lines with the fifteen (15)
foot front setback line and the fifteen (15) foot rear setback line. See points above for reference.
It appears that you have exercised C.S. 25.26.075(b)(5) and used the 14' declining height envelope
measurement given that the finished first floor is more than three (3) feet above average finished grade.
However, this section cannot apply because of the office space below; the code states that this section can
only apply in situations where the area below is not improved area. Please revise your plans accordingly
using the 12' declining height envelope measurement.
eiven the comment above, when using the 12' declining height envelope measurement it appears that
pproximately 81.58 SF of the left side of the proposed second floor encroaches into the declining height
envelope. Please revise your plans to avoid this encroachment or apply for a Special Permit.
7. Off -Street Parking (Code Section 25.70.030)
5 bedrooms proposed (office counts as.a, bedroom per C.S. 25.08.125).
t
d6)( zu,
Existing: 1 covered (12'419'4")
9'6") + 1 uncovered (9' x 20')
Proposed:'l—/covered (13' + 1 uncovered (9' x 20')
equired: 2 covered (20' x 20') + 1 uncovered (9' x 20')
The proposed project would have a total of 5 bedrooms and therefore is required to provide 2 covered
parking spaces and one uncovered space per C.S. 25.70.030(a)(2). Please either revise your plans to
reduce the number of bedrooms or add a second covered parking space.
The interior of the proposed garage has only a 19'4" deep clear interior depth where a minimum of a 20'
�r clear interior depth is required per C.S. 25.70.020(b). Please revise your garage plans to meet this
requirement.
Accessory Structure (Code Section 25.60.010)
to !
• Proposed overall building height is 11' " (15'-0" maximum allowed).
• Proposed plate height is 8'-6" above grade (9'-0" maximum allowed).
131
• Proposed window is located i"'f om rear property line (10'-0" minimum required).
• The proposed project complies with accessory structure regulations.
No response required.
3
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
r
9. Landsicaping
While the proposed plans clearly identify all trees, shrubs, hedges, groundcovers, it may be helpful for the
Planning Commission if you could increase the font size so that it is easier to read.
10. Miscellaneous
The A4.1 shows a new full height door leading to the crawl space; however the section drawing on sheet
A4.3 does not clearly show the outline of the crawlspace. Please note that accessible space between the
surface of the ground and the bottom of the first floor joists that measures less than six (6) feet in height
shall not be counted as floor area in calculating FAR.
Please contact Catherine Keylon with questions regarding the above comments ckeylon ,burligname.org or
650-558-7252, thank you.
END OF COMMENTS
4
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