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City of Burlingame
Design Review, Variances and Special Permit
Address: 1444 Vancouver Avenue
Item No.
Design Review Study
Meeting Date: March 8, 2010
Request: Design Review, Variances for Floor Area Ratio and Front Setback and Special Permit for an
attached garage for a first and second story addition to an existing single family dwelling.
Applicant and Property Owner: Jim and Barbara Millett
Architect: Johnny Go, NII Architects
General Plan: Low Density Residential
APN: 026-044-140
Lot Area: 6,000 SF
Zoning: R-1
Project Description: The existing single-story house with a detached garage contains 2,280 SF (0.38 FAR) of
floor area and has three (3) potential bedrooms. The applicant is proposing to demolish the existing detached
garage and to build a new one-car attached garage, which changes the floor area ratio calculation. The
applicant is also proposing a first floor addition at the back of the proposed attached garage and a new 1,242 SF
second story. With the proposed addition, the floor area will increase to 3,406 SF (0.57 FAR) where the zoning
code allows a maximum of 3,020 SF (0.50 FAR). The project is 386 SF above the maximum allowable FAR, and
therefore the applicant has applied for a Floor Area Ratio Variance.
The existing front setback to the covered porch area has a nonconforming setback of 19'-10", where 20'-2"
(block average) is the minimum required. The applicant is proposing to expand the area of the existing front
porch that is covered and therefore has applied for a Front Setback Variance (19'-10" proposed, where 20'-2",
block average, is the minimum required).
With the addition, the number of existing bedrooms will increase from three (3) to four (4). Two parking spaces,
one of which must be covered, are required on site. The existing detached one-car garage will be demolished
and a new, attached one-car garage will be constructed (10' x 20' clear interior dimensions proposed). One
uncovered space (9' x 20') is provided in the driveway. All other Zoning Code requirements have been met. The
applicant is requesting the following application:
■ Design Review for a first and second story addition (CS 25.57.010, a, 1);
■ Floor Area Ratio Variance for a first and second story addition (3,406 SF, 0.57 FAR proposed; where
3,020 SF, 0.50 FAR is the maximum allowed) (CS 25.28.070, a);
■ Front Setback Variance to the covered front porch addition (19'-10" proposed, where 20'-2", block
average, is the minimum requirement) (CS 25.28.072 b, 1); and
= Special Permit for an attached garage (CS 25.28.035 a).
1444 Vancouver Avenue
Lot Area: 6,000 SF
SETBACKS
Front (1st flr):
(2nd flr):
Side (left):
(right):
Rear (1sf flr):
(2nd flr):
EXISTING
19'-10"
none
4'-11"
8'-1 "
25'-0" (to deck)
none
Plans date stamped: February 25, 2010
PROPOSED ': ALLOWED/REQUIRED
19'-10" (to porch)'
34'-7"
_...._._._._...---........------ .................
7'-7" (to 2�d floor)
4'-1"
36'-6" (to deck)
[G�!�I[1�
20'-2" (block average)
20'-2" (biock average}
4'-0"
4'-0"
15'-0"
20'-0"
Design Review, Variances and Special Permit 1444 VancouverAvenue
j EXISTING PROPOSED ; ALLOWED/REQUIRED
Lot Coverage: � 2,515.5 SF ; 2,297 SF I, 2,400 SF
41.9 /o : 38% � 40%
� o
_._.__.....---- ------...._.__.._.._._.._.......i...................._........._......._........._..._._ .........................._._....._..----..I.._..-- --- ---..__.._..----._..._....__........_............_.........................._............_I.......................__.........._...__......_............._._._._._..._._..._....__.—.
FAR: ; 2,279.5 SF � 3,406.45 SF � 3,020 SF
j 0.38 FAR I 0.57 FAR 2 � 0.50 FAR 3
........_....._.._.........._.......__..._._........__._....:_._......_..._.._..._..........._...__.._._..._........_ .................._..._..._.._........�.,................._...._.............._........._.........._._...__.................._.._....__....._..._.._.._.....__...:.._._...._...._..._..._._....._............_.._..................................................................................
,
# of bedrooms: i 3 i 4 ---
_..._..._.._.._...._._....__..__._._..._._...----._........_..__......... _........_..-----........._......---..._._.._..---------._...__..._. ..............----...._._..._............................................__............:................................._._....----..__..._...._..__.._._._._.._..._.............._.._..._
Parking: i 1 covered i 1 covered 1 covered
� (10' x 17') ' (10' x 20') ; (10' x 20')
I 1 uncovered 1 uncovered 1 uncovered
� (9' x 20') (9' x 20') ; (9' x 20')
_..--- --------......----...._...---------.....!----....._..__......_.._....._ ............................_........_..._............._....._....._;..__..........---._._._...._..----._..—..-----._....---.....__..__........._.._......._...:.........._........_......._.._....._.....----.._...__...-----.._..-- --------
Height: � 19'-7" ; 27'-2" � 30'-0"
-----..__..........._........_ ............._....................._..._...................._.....,..........._._...__....._... _.__...._._......_.................;.._.._._....__._......................................._...._..................._............._..._......._..............._...._:....._..._._..---
-- ---.._._..__._._....._._..._.........._.
DH Envelope: � complies ; CS 25.28.075 b, 4 and 5 4 i CS 25.28.075
�
' Front Setback Variance to the covered front porch addition (19'-10" proposed, where 20'-2", block average, is the minimum
requirement) (CS 25.28.072 b, 1).
z Floor Area Ratio Variance for a first and second story addition (3,406 SF, 0.57 FAR proposed; where 3,020 SF, 0.50 FAR is
the maximum allowed) (CS 25.28.070, a).
3 (0.32 x 6,000 SF) + 1,100 SF = 3,020 SF (0.50 FAR)
4 Declining height envelope exemptions were applied along the right side property line for the slope on the lot and for the
height of the finished floor above adjacent grade (CS 25.28.075 b, 4 and 5).
Staff Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineer, City
Arborist and NPDES Coordinator.
Erica Strohmeier
Associate Planner
c. Jim and Barbara Millett, 1444 Vancouver Avenue, Burlingame, CA 94010, applicant and property owner.
Johnny Go, NII Architects, 1080 23�d Avenue #105, Oakland, CA 94606, Architect.
Attachments:
Application to the Planning Commission
Variance Applications
Special Permit Application
Letter of explanation from property owner
Photographs of streetscape, date stamped November 2, 2009
Staff Comments
Notice of Public Hearing — Mailed February 26, 2010
Aerial Photo
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COMMUNITY DEVELOPMENT DEPARTMENT • 5O7 PRIMROSE ROAD • BURUNGAME, CA 94010
B""""��'"` p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
❑ Design Review � Variance ❑ Parcel #: i� 2 � � i� � � ' � � �'
❑ Conditional Use Permit � Special Permit ❑ Other:
PROJECT ADDRESS: I���-� V�. 6�1C0 U 4��P,Y' �d�l e�V ��
� Please indicate the contact person for this project
APPLICANT Pro�ect contact person � PROPERTY OWNER project coirtact person t�'
OK to send electronic copies of documents 0� OK to send electronic copfes of documents �
Name: L�iT �GL� �Gi.rG� � � �P,�—
Address: �`9' �� 1/G� f�c��A� V� o
City/State/Zip: ,�%� �'�d`1 �� � e, C� 9�U�f�
Phone: � �3 � �7 � 33
Fax:
E-mail: 16i� d �� ° 7� ��,�'�S�r7�d'l� � �4 /'Y)
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ARCHITECT/DESIGNER project contact person ❑
OK to send electronlc coples of documents [�J
Name: �0 YY� � �,c I��JCGY-(� �� � �e�
Address: � �Y' "� � �,P l7 Cd � V � ,�1.G�2..
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Fax: � � � ^ � � � "' � 2 ��
E-mail: iA � � � � � @
� Burlingame Business License #: � `� � � Z
PROJECT DESCRIPTION: �° �� I� P. �'P d� �� �'�
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. .�� �� � �� �
�pplecant's s6gn�ture: Date�
I am aware of the proposed application and hereby author'¢e ihe ��icrve appFw�t .o subr,�;t #h:s ap�lic-�tio�? �o the Plar.r.ir+g
Corrimissian. !� ,. 2 � ��
property owner's signature: D,
Date: B
Date submitted: 0 i Z�- f
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�r Verification that the project architectJdesigner has a valid Burlingame business license will be required by the
Finance Department at the time application fees are paid. S:lHandouts\PC Application 2008-B.handout
❑ Please mark one box above with an X to indicate the cor�tact person for this project
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COMMUNITY DEVELOPMENT DEPARTMENT • 501 PwMRose RoAn • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
� ler� �� Q�t�'a
The Planning Commission is required by law to make findings as defined by the City's Ordinance
(Code Section 25.54.020 a-d). Your answers to the following questions can assist the Planning
Commission in making the decision as to whether the findings can be made for your request.
Please type or write neatly in ink. Refer to the back of this form for assistance with these questions.
a. Describe the exceptional or exfraordinary circumstances or conditions applicable to
your property which do not app/y to other properties in this area._ _. _
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b. Explain why the variance r�equest is necessary for the preservation and enjoyment of a
substantia/ property right and whaf unreasonable prope►iy /oss or unnecessary
hardship might result from the denia/ of the application.
c. Explain why the proposed use at the proposed location will not be detrimenta! or
injurious to property or improvements in the vicinity or to public health, safety,
general welfare or convenience.
d. How wi/I fhe proposed project be compatible with the aesthetics, mass, bulk and
character of the existing and potenfial uses on adjoining properties in the general
vicinity?
HandoutslVariance Application.2008
Variance Application- answers to questions
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A. There do exist site conditions, which make a detached garage impractical
and inconsistent with the intent of the Burlingame Design Review
guidelines. The two-story wall of the home neighboring the driveway side
is built very close to the property line with the minimal side setback and
no declining height, producing a"tennis wall" appearance. The fence
dividing the two properties leaves 9' 8" of limited space to get a car down
the driveway. The combined result is a tunnel effect that makes the actual
use of the detached garage for parking a car very impractical. The
existing neighboring home negates the desired appearance of space that
usually results from a detached garage.
B. The existing neighboring structure makes a detached garage very
undesirable as well as aesthetically displeasing. The proposed addition
that incorporates an attached garage and addresses the aesthetic issues
is actually 25% below what would be allowed if we were able to utilize a
detached garage.
C. The proposed addition will help mask the neighboring "tennis wall". The
attached garage will help with off street parking, as it will be practical to
use. The overall appearance of the surrounding area will improve as the
proposed design incorporates what is desired in Burlingame homes to an
existing structure that is in need of repair.
D. The proposed addition will result in a mass/bulk that is consistent with the
surrounding area. The attached garage is consistent with the
neighborhood and the proposed setbacks and design will achieve the
intent of the Design Review guidelines. The second story is set back to
minimize the perceived mass from the curbside view. The existing
footprint is being maintained with exception of the garage side and
attention has been given to make things symmetrical and aesthetically
pleasing. We believe the design meets all the intentions of design review
and produces a structure that fits the neighborhood.
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COMMUNITY DEVELOPMENT DEPARTMENT • 5O1 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
CITY OF''BlJRLINGAME
,.
VARIANCE APPLICATION
The Planning Commission is required by law to make findings as defined by the City's Ordinance
(Code Section 25.54.020 a-d). Your answers to the following questions can assist the Planning
Commission in making the decision as to whether the findings can be made for your request.
Please type orwrite neatly in ink. Referto the back of this form for assistance with these questions.
a. Describe the exceptional or extraordinary circumstances or conditions applicable to
your property which do not apply to other properties in this area.
The Front Setback Variance is required for a section of the existing porch due to the proposed
addition covering the entire porch as opposed to the existing partial coverage. As the porch is
existing, and the existing and proposed structures do not allow for much variation in porch location,
it seems allowing the existing to remain, as it is only 4" closer than the block average, is a
reasonable request.
b. Explain why the variance requesf is necessary for the preservation and enjoyment ofa
substantial property right and what unreasonable property /oss or unnecessary
hardship mighf result from the denial of the application.
The variance request is necessary to allow the preservation of the current size porch currently
enjoyed by the homeowner. '
c. Explain why the proposed use at the proposed location will not be detrimental or
injurious to property or improvements in the vicinity or to public health, safety,
general welfare or convenience.
The proposed location will not be detrimental or injurious to property or improvements in the
vicinity as the only change is covering the entire porch as opposed to the existing partial coverage.
d. How will fhe proposed project be compatible with the aesthetics, mass, bulk and
character of the existing and poteniial uses on adjoining properties in the general
vicinity?
The proposal of keeping the existing porch and adding cover over the section that that is currently
cpen �✓ill im�:ove the aesthetics of the house. The covered porch adds character to an area currently
seen as a plain flat stucco wall. The mass and bulk are similar to surrounding properties and are
proportional to the proposed addition.
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Citv of Burlinqame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 896-3790 • www.burlinqame.orq
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The Planning Commission is required by law to make findings as defined by the Cit�s Ordinance
(Code Section 25.50). Your answers to the following questions can assist the Planning
Commission in making the decision as to whether the findings can be made for your request.
Please type or write neatly in ink. Refer to the back of this form for assistance with these
questions.
1. Explain why the blend of mass, scale and dominant structural characteristics of fhe
new construction or addition are consistent wifh the existing structure's design and
with the existing street and neighborhood.
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2. Explain how the variety of roof line, facade, exferior finish materials �and elevations
of fhe proposed new strucfure or addition are consistent wifh fhe existing structure,
street and neighborhood.
3. How will the proposed project be consistent wifh fhe residentia! design guidelines
adopted by fhe cify (C.S. 25.57)?
4. Explain how fhe removal of any frees located wiihin fhe footprint of any new
str�rcfure or addition is necessary and is consisfent with the cify's reforestafion
requirements, i%�°rra� ��tigaa;6r� �s �; �p�s�a' ��r ��� E'�E2?��l?� �?f 2��/ �!'���� �xp�a6n
why ti�is mitigation is appropriate.
Rev. 07.2008 �i See aver for explanation of above questions. SPECIAL.PERMIT.APP.FORM
Special Permit Application — answers to questions ��,�i��,.� �- ;;; ;?o�,��
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#1 The proposed addition will fit in the neighborhood as the adjacent homes
as well as the home across the street are all two stories homes with attached
garages. The adjacent home on the North side of the garage is set back from the
house similar to proposed addition. The surrounding structures are all similar in
height to the proposed addition. The attachment of the garage will allow us to
enjoy more outdoor living space and playing area for the children. The existing
garage has a number of problems that require the entire structure to be relocated
with all new material; nothing is salvageable. An addition built by the previous
owner is too close to the garage and blocks access. The garage is very old, has
no foundation, extensive termite damage, leaks and the entire structure has a
visible lean to the South.
#2 The proposed structure is designed to maintain the character of the
neighborhood. As stated above, surrounding houses are two stories with
attached garages. We had a previous design that incorporated a two-car garage,
which we would prefer, however we changed to a single car with a substantial set
back to improve the aesthetics and support the intent of the Design Review
guidelines. The two houses on the Sough side of our home have 2 car garages.
The rooflines are similar to the surrounding homes and varying setbacks and a
variety of finish material make the design consistent with the design reviews
guidelines. The added space in the backyard will allow us to enjoy the same
privileges as the neighbors who have been able use their backyards as outdoor
living space.
#3 The architectural style is consistent with that of the neighborhood and also
has the individual character we expect in Burlingame. The attachment of the
garage will allow us to actually park a car in it; as stated above, the existing
garage has access issues from being too close to the house. There are other
existing conditions that prohibit having a detached garage that are explained in
the hardship letter submitted with this application. The set back will achieve the
intent of a detached garage, satisfy the problems listed in the hardship letter and
provide a safe area in the backyard, as our section of Vancouver Avenue is a
very busy street. In the time we have lived here our cars have been involved in
accidents five times. The addition will interface well with the exiting home to the
South as it will help mask thP large, flat, plane wall the makes up the North side
of the house. *Please see pictures
#4 No trees will be removed within the footprint of the proposed addition.
To Whom It May Concern,
�Vil`',' `s 7��ItiQ
RE: Hardship issues at 1444 Vancouver Avenue -;, ; ;� �,;;: ;: ;_;. � . ,; ,;, ;,-
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With full respect and consideration for the Burlingame Residential Design
Review process the preliminary design for our home remodel has run into an
issue with the allowable floor area ratio, specific to homes with attached
garages. Ideally, we would be adding the second story addition and not
touching the garage. However there are several existing problems that make
the demolition of the existing garage and its relocation a requirement rather
than an option.
The original garage was poorly constructed having no foundation it has been
overcome with termite and dry rot damage. The entire structure actually has
a lean to the South that is visible from the street. During the time of a
previous owner, an addition was allowed on the back of the house that
resulted in the house being too close to the garage and making access a
problem.
The first axea of hardship is in regards to an elderly parent handicapped
from a stroke. The parent can navigate a small number of steps with the
proper railings in place. The attached garage entry will provide this for the
parent. Our design will allow covered access into the house as well as a
handicapped bedroom and bath on the first level of the home. The use of
stairs to a second story bedroom would be a problem. In order to do this and
maintain similar room sizes to our existing home, we are 307' over the FAR
allowed when an attached garage is utilized.
The second area of hardship relates to the neighboring home on the South
side, adjacent to our existing driveway. The two story home is built with
minimal side set back and no declining height. This gives it a tennis wall
appearance, having a long, high flat plane with only one lower window.
(Please see pictures) This neighboring structure and the 9' 8" width of
driveway from the side of our home to the fence line creates a narrow tunnel
like appearance and makes using the driveway to access a detached garage a
hardship. The desired aesthetics usually associated with a detached garage
will nQt exist here.
We have been working with our architect, consulted the advice of locals and
revised our plans several times to produce a design we feel meets everyone's
intentions. Although we are over the FAR allowed for homes with attached
garages, we are almost 25% under the 400 sq. ft. allowed had our existing
conditions been conducive to utilize a detached garage. The 36' set back we
have for the attached garage provides the desired curbside appearance and
helps mask the neighboring "tennis wall".
We have used the Neighborhood Design Guide Book and R1-District
Regulations, implementing Burlingame's desired design criteria and
observed the remaining District scope regulations. As long time Burlingame
residents, we enjoy and appreciate the neighborhood Design Review helps to
maintain. The review for consideration of this issue is greatly appreciated.
Thank You
Jim & Barbara Millett
1444 Vancouver Ave.
650-343-4333
415-850-2293
ibmillett(�a,vahoo.com
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Project Comments
Date:
To:
From:
November 3, 2009
�( City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
❑ Recycling Specialist
(650) 558-7273
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for Design Review, Floor Area Ratio Variance and Special
Permit for attached garage for a first and second story addition to a
single family dwelling at 1444 Vancouver Avenue, zoned R-1, APN:
026-044-140
Staff Review: November 9, 2009
1. Storm drainage shall be designed to drain towards the street frontage or to the
City storm drain system.
2. The project shall, at its own cost, design and construct frontage public
improvements including curb, gutter, sidewalk, driveway and other necessary
appurtenant work.
3. Sewer backwater protection certificatian is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Reviewed by: V V
Date: 11 /18/2009
Project Comments
Date:
Revised Plans submitted December 21, 2009
To: ❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
From: Planning Staff
❑ Recycling Specialist
(650) 558-7273
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Subject: Request for Design Review, Floor Area Ratio Variance and Special
Permits for attached garage and declining height envelope for a first
and second story addition to a single family dwelling at 1444
Vancouver Avenue, zoned R-1, APN: 026-044-140
Staff Review: N/A
� ���
� Project Comments
Date:
To:
From:
November 3, 2009
❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
❑ Recycling Specialist
(650) 558-7273
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Reviaw, Floor Area Ratio Variance and Special
Permit for attached garage for a first and second story addition to a
single family dwelling at 1444 Vancouver Avenue, zoned R-1, APN:
026-044-140
Staff Review: November 9, 2009
) n the plans specify that this project will comply with the 2007 California Building Codes (CBC).
) Per the City of Burlingame's adopted Resolution, applications received after January 1, 2009
must complete a"GreenPoint Rated ChecklisY'. The GreenPoint Rated Checklist, and other
information regarding the City's Green Building requirements, can be found on the City website at
the following URL: http�//www burlinaame orq/lndex aspx�paqe=1219 or Contact Joe McCluskey
at 650-558-7273.
3) Anyone who is doing business in the City must have a current City of Burlingame business
license.
4) Provide fully dimensioned plans.
C�' . rovide existing and proposed elevations.
��II work shall be conducted within the limits of the City's Noise Ordinance.
*"* Owner to acknowledge this condition. (Initial here!)
7) 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 2007 California
Building Code for new structures.
8) 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 bee� finaled. No occupancy of the building is to occur until a new
Certificate of Occupancy has been issued.
9) Provide a complete demolition plan that indicates the existing walls, walls to be demolished, new
walls, and a legend. NOTE: The Demolition Permit will not be issued until a Buifding Permit
is issued for the project.
10) All projects for which a building permit application is received on or after January 1, 2010 must
comply with the 2008 California Energy Efficiency Standards. Go to
http://www.enerqy.ca.qov!tit!e24 for publications and details.
11) Show the distances from all exterior walls to properiy lines or to assumed property lines
12) Show the dimensions to adjacent structures.
n the pians specify that the roof eaves will not project within two feet of the property line.
) Provide details on the plans which show that all roof projections which project beyond the point
where fire-resistive construction would be required will be constructed of one-hour fire-resistance-
ated construction per CBC 704.2.
5) dicate on the plans that exterior bearing walls less than five feet from the property line will be
�� ilt of one-hour fire-rated construction. (Table 602)
/t"6) �'ooms 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.
17) Provide guardrails at all landings. NOTE: All �andings more than 30" in height at any point are
considered in calculating the allowable lot coverage. Consult the Planning Department for details
if your project entails landings more than 30" in height.
18) Provide handrails at all stairs where there are four or more risers.
19) Provide lighting at all exterior landings.
20) The fireplace chimney must terminate at least two feet higher than any portion of the building
within ten feet. Sec. 2113.9
NOTE: A written response to the items noted here and plans that specifically address items 1,
5, 6, 13, 14, 15, and 16 must be re-submitted before this project can move forward for Planning
Commission action.
Reviewed by. Date: f� � / / �
Project Comments
Date:
To:
From:
November 3, 2009
0 City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
�City Arborist
(650) 558-7254
Planning Staff
� Recycling Specialist
(650) 558-7273
0 Fire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
� City Attorney
Subject: Request for Design Review, Floor Area Ratio Variance and Special
Permit for attached garage for a first and second story addition to a
single family dwelling at 1444 Vancouver Avenue, zoned R-1, APN:
026-044-140
Staff Review: November 9, 2009
�- L-1 needs to show major trees and shrubs on site.
� New trees and existing trees meet requirements for
reforestation.
�New trees must be 24" box size and noted on plan.
, �-t"b�l
����� �
���ti����� �
���� � �������
/�
�� ���� - lZ..z���,`�
�� � �
Bob Disco
11 /4/09
Project Comments
Date
November 3, 2009
To: � City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
!1 City Arborist
(650) 558-7254
From: Planning Staff
0 Recycling Specialist
(650) 558-7273
� Fire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
� City Attorney
Subject: Request for Design Review, Floor Area Ratio Variance and Special
Permit for attached garage for a first and second story addition to a
single family dwelling at 1444 Vancouver Avenue, zoned R-1, APN:
026-044-140
Staff Review: November 9, 2009
❑ L-1 needs to show major trees and shrubs on site.
❑ New trees and existing trees meet requirements for
reforestation.
❑ New trees must be 24" box size and noted on plan.
Bob Disco
11 /4/09
Project Comments
Date:
To:
From:
November 3, 2009
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
� City Arborist
(650) 558-7254
� Recycling Specialist
(650) 558-7273
0 Fire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for Design Review, Floor Area Ratio Variance and Special
Permit for attached garage for a first and second story addition to a
single family dwelling at 1444 Vancouver Avenue, zoned R-1, APN:
026-044-140
Staff Review: November 9, 2009
Provide a residential fire sprinkler throughout the residence.
1. Provide a minimum 1 inch water meter.
2. Provide backflow prevention device/double check valve assembly —
Schematic of water lateral line after meter shall be shown on Building
Plans prior to approval indicating location of the device after the split
between domestic and fire protection lines.
3. Drawings submitted to Building Department for review and approval shall
clearly indicate Fire Sprinklers shall be installed and shop drawings
shall be approved by the Fire [�epartment prior to installation.
12eviewed by: �� //7 ����s� Date: 9 ���
Project Comments
Date:
To:
From:
November 3, 2009
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
0 City Arborist
(650) 558-7254
� Recycling Specialist
(650) 558-7273
� Fire Marshal
(650) 558-7600
X NPDES Coordinator
(650) 342-3727
� City Attorney
Planning Staff
Subject: Request for Design Review, Floor Area Ratio Variance and Special
Permit for attached garage for a first and second story addition to a
single family dwelling at 1444 Vancouver Avenue, zoned R-1, APN:
026-044-140
Staff Review: November 9, 2009
Any construction project in the City, regardless of size, shall comply with the City
NPDES permit requirement to prevent stormwater pollution from construction
activities. Project proponent shall ensure all contractors implement Best
Management Practices during construction.
Please include a list of construction stormwater pollution prevention best
management practices, as project notes, when submitting plans for a building permit.
Please see attached brochure for guidance. The attached brochure may also be
downloaded �;r�ctly from fl�wstobay.org. It is also recommended that the
construction stormwater pollution prevention best management practices be placed
on a full size (2' x 3') separate plan sheet for readability.
For additional assistance, contact Kiley Kinnon, Stormwater Coordinator, at (650)
342-3727.
Reviewed by: r� ��,,�,��
�
Date: ��'�� � �-J � �
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Stormwater Pollution Prevention Program
Pollution Prevention — It's Part of the Plan
It is your responsibility to do the job righ.t!
Runofffrom streets and other paved azeas is a major source ofpollu[iun in local creeks, Sau Fraucisco Bay and tlie Pacific Ocean.
� Construction activities can directly afi'ect Uie health of ottr waters unless contiactors and crews plan aheadto keep dirt, debris, and other
construcrion waste away from storm drains aad creeks. Fol lowing these guidelines will ensure your compliance with local stotmwater
. ordinance requirements. Remember. ongoing monitoring and maintenance of installed controls is crucial to proper implementation.
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. CITY OF BURLINGAME
COMMUNITY DEVELOPMENT D
BURLINGAME 501 PRIMROSE ROAD
BURLINGAME, CA 94010
- i PH: (650) 558-7250 s FAX: (650)
- www.burlingame.org
Site: 1444 VANCOUVER AVENUE
The City of Burlingame Planning Commission announces the
following public hearing on MONDAY, MARCH 8, 2010
at 7:00 P.M. in the City Hall (ouncil Chambers, 501
Primrose Road, Burlingame, CA:
dpplication for Design Review, Floor Area Ratio Variance
and Special Permit for an attached garage for a first and
second story addition to an existing single family
dwelling at 1444 VANCOUVER AVENUE zoned R-1.
APN 026-044-140
Mailed: Februar�r 26, 2010
(Please refer to ofher side)
0181--.'�46��J� � %5
� � �.'-�,?��
�
r�
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?�lailed Fram y�-(}1�
US �OSTAG�
PUBLIC F�IEARIIVG
NOTICE
A copy of the application and plans for `this pto�ect'may be reviewed prior to
the meeting at the Community D�evelopment Department:at 501 Rrimrose
Road, Burlingame,'Califo'r.nia. . _, ..
If you challenge the sub�ect application(s) in court,; you nmay be limited to
raising only those issues you o�- someone else raised at the public hearing,
described in the notice br,;in vvritten correspondence delive�ed;;to the city at or
. ., . .._
prior to the public heanng. % � �
Property owners who receive this notrce are `responsible for informing their
tenants about this nofice. ' �
For additionai informafion, ,please` call`�(650) 558-7250. Thank you.
William Meeker
Community Development. Director
Pl��i�7C H�'cP�l�li+6� e��7'IC�
(Pfease refer to other side)
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City of Burlingame
Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Project: 1444 Vancouver Avenue —(REVISED 3/26/10) Proposed FAR Calculations
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Page 1 of 1
CD/PLG-Strohmeier, Erica
From: Jim Millett [jmillett@rosendin.com]
Sent: Tuesday, March 16, 2010 4:30 PM
To: CD/PLG-Strohmeier, Erica
Subject: 1444 Vancouver Ave.
Erica
With you advice that it's the best use of everyone's time, I will go with the 4/12/2010 meeting and submit
revised drawings.
Per our earlier conversations, you mentioned we only need to submit the drawings that are affected by the
change?
Eight % size drawings of the effected pages?
Please confirm or clarify exactly what is required. I called Johnny and we believe we can have these submitted
next Tuesday, 4/23/2010.
Will this give you enough time to review and comment?
Thanks for all your help and we apologize for taking up so much of your time.
Jim Millett
This email and any attachments thereto may contain private, confidential, and privileged material for the sole use
of the intended recipient. Any review, copying, or distribution of this email (or any attachments) by others is
strictly prohibited. If you are not the intended recipient, please contact the sender immediately and permanently
delete the original and any copies of this email and any attachments thereto.
3/17/2010
CITY OF BURLINGAME PLANNING COMMISSION
AGENDA
501 Primrose Road, Burlingame, CA
Monday, March 22, 2010
7:00 P.M.
Council Chambers
4. 1444 Vancouver Avenue, zoned R-1 — application for Design Review, Floor Area Ratio
Variance, Front Setback Variance and Special Permit for an attached garage for a first and
second story addition to an existing single family dwelling (Jim and Barbara Millet, applicants
and property owners; Johnny Go, NII Architects, architect) (79 noticed) Staff Contact: Erica
Strohmeier
(Project confinued fo April 12, 2010 Planning Commission Meeting)
Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda
will be made available for public inspection during normal business hours at the Community
Development/Planning counfer, City Hall, 501 Primrose Road, Burlingame, California.
Page 1 of 1
CD/PLG-Strohmeier, Erica
From: CD/PLG-Strohmeier, Erica
Sent: Wednesday, February 24, 2010 12:20 PM
To: 'Johnny Go ; 'Jim Millett'
Subject: 1444 Vancouver Avenue
Attachments: 1444 Vancouver - Plan Check.2.pdf
Johnny and Jim,
Attached please find my revised plan check comments for the project at 1444 Vancouver Avenue, Burlingame.
After review of the revised plans that were submitted on December 21, 2009, and February 22, 2010, the
Planning Department has noted that all plan check comments have been addressed, and the plans are complete
at this time. However, based upon review of the existing building elevations verses the proposed building
elevations, Planning Staff did note that a Front Setback Variance to the proposed covered porch addition is
required as part of this application. Please contact me if you have any questions concerning the requirement for
the Front Setback Variance. Please submit the required Front Setback Variance application, 8 half-size sets of
the plans (12" x 18") and one reduced set of the plans (8.5" x 11 ") to the Planning Division by noon tomorrow
(February 25, 2010) in order to be scheduled as a Design Review Study Item on the March 8, 2010, Planning
Commission Agenda.
Also attached are revised comments from the Chief Building Official and the City Arborist. Please call them
directly if you have any questions regarding their comments.
If you should have any questions regarding the comments or the Design Review process, please feel free to call
me at (650) 558-7252.
Erica Strohmeier
Associate Planner
Community Development Department - Planning Division
City of Burlingame
501 Primrose Road
Burlingame, CA 94010
(650) 558-7252
(650) 696-3790 (fax)
estrohmeier@.b..urlingame .o...r.g
2/24/2010
City of Burlingame
Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
Job Address: 1444 Vancouver Avenue (revised plans submitted Dec. 21, 2009 and Feb. 22, 2010)
Job Description: Design Review, Floor Area Ratio Variance and Special Permit for an attached garage for a 1St
and 2"d story addition to an existing single family dwelling.
Lot Area: 6,000 SF
Zoning: R-1
1. Setbacks
i �
:...............................................................................................................>...
Front (1 st flr): ;
(2nd flr): ;
E
Existing
19'-10"
none
Allowed/Required
20'-2" (block average)
20'-2" (block average)
Proposed
19'-10" (to porch)
34'-7"
Side (left): ; 4'-11" 7'-7" (to 2"d floor) 4'-0" �
(right): : 8'-1" 4'-1" 4'-0" i
Rear (1 st flr): � 25'-0" (to deck) i 36'-6" (to deck) 15'-0" ;
�
(2nd flr): ; none 39'-10" 20'-0" �
...............................................................................................................................................................................................................................................................................................................................................................................
:
The architect for the project at 1480 Vancouver (project completed) indicated that the front setback average
for this block (1404 through 1480 Vancouver) is 20'-2".
Please note that a Front Setback Variance is required for the setback to the proposed covered front
porch addition (19'-10" proposed, where 20'-2", block average, is the minimum requirement).
Please fill out and submit to the Planning Division an application for a Front Setback Variance. No
additional fees are required. Please contact Erica Strohmeier for further clarification on the
requirement of this Variance.
2. Lot Coveraqe
40% x 6,000 SF = 2,400 SF inaximum allowed
Existing
Proposed ; Allowed/Required
Lot Coverage: ; 2,515.5 SF ; 2,297 SF
i 41.9% 38%
:............................................. ;..........................................................................................................
■ Project complies with lot coverage requirements (calculations attached).
3. Floor Area Ratio
(0.32 x 6,000 SF) + 1.100 SF = 3.020 SF inaximum allowed (0.50 F
2,400 SF
40%
Existing Proposed , Allowed/Required
Floor Area Ratio: ' 2,279.5 SF ' 3,406.45 SF 3,020 SF
0.38 FAR ! 0.57 FAR 0.50 FAR
:..........................................................................................................................................................................................................................................................................:..............................................................................
■ An application for a Floor Area Ratio Variance was submitted to the Planning Division on November 2,
2009 (3,406.45 SF proposed, where 3,020 SF is the maximum allowed).
4. Buildina Heiqht
Average top of curb: (73.75' + 70.95')/2 = 72.35'
Existing: 72.35' + 19.6' = 91.95'
Proposed: 72.35' + 27.2' = 99.55'
Allowed: 72.35' + 30' = 102.35'
1
City of Burlingame
Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
. ............................................................
( '
Existing Proposed j Allowed/Required
' _ :..................................................................................................................................!.................................................................................................................................
_�.... :
� Building Height: ; 19'-7" ; 27'-2" � 30'-0" '
i ................................................................ ;
.... .. .... .... .
■ Elevation drawings of the existing building were submitted to the Planning Division on February 22, 2010.
■ Spot elevations at the top of curb (provided by a Licensed Land Surveyor) were submitted to the Planning
Division on December 21, 2009.
■ Project complies with building height requirements.
5. Declininq Heis�ht Envelope (DHE1
Points of Departure - Left Side: (73.71' + 72.08')/2 = 72.9'
- Right Side: (70.87' + 69.22')/2 = 70.05' (as measured 15' in from property corners)
Finished Floor: 75.09' (from survey)
■ Spot elevations at all four property corners (provided by a Licensed Land Surveyor) were submitted to the
Planning Division on December 21, 2009.
■ Please note that because the lot slopes more than 2' from the front property corner to the rear property
corner along the right side property line, the measurement for the declining height envelope point of
departure was taken at the intersection of the right side property lines with the 15' front setback line and the
15' rear setback line (CS 25.28.075 b, 4). Because of this exemption, a Special Permit for declining height
envelope is no longer required as part of this project.
■ Please note that because the finished first floor of the house along the right side is greater than 3' above
finished grade, the measurement for declining height envelope along the right side is 14' above the point of
departure.
■ Project complies with declining height envelope regulations.
6. Parkinq
Increase in the number of potential bedrooms from 3 to 4
Existing: 1 covered (10' x 17') + 1 uncovered (9' x 20') (to be demolished)
Proposed: 1 covered (10' x 20') + 1 uncovered (9' x 20')
Required: 1 covered (10' x 20') + 1 uncovered (9' x 20')
■ A Special Permit for a new attached garage was submitted to the Planning Division on November 2, 2009.
■ Project complies with parking requirements.
7. Landscapinq
■ Based on Calculated FAR (3,406 SF), three landscape trees are required on the property. Please note that
fruit or nut bearing trees do not count towards the landscape requirement.
■ The Landscape Plan indicates one new "upright Japanese Maple" (24" box), one new "Non Fruit Bearing
Japanese Flowering Plum" (24" box) and one existing "Non Fruit Bearing Japanese Flowering Plum", for a
total of three landscape trees. Project complies with landscape requirement.
� — �, 2���001 ��A�S
City of Burlingame
Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Project: 1444 Vancouver Avenue — Lot Coverage and FAR Calculations
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CD/PLG-Strohmeier, Erica
From: CD/PLG-Strohmeier, Erica
Sent: Monday, November 30, 2009 4:32 PM
To: 'Jim Millett'
Cc: 'Johnny Go'
Subject: 1444 Vancouver Avenue
Jim and Johnny,
Attached please find my plan check comments for the project at 1444 Vancouver Avenue, Burlingame.
After review of the plans that were submitted on November 2, 2009, the Planning Department has
noted that some additional information is required, and the plans are incomplete at this time. Please
address all comments (bolded items) and submit two revised full size sets of the plans (24" x 36"),
along with all other required documents, to the Planning Division at your earliest convenience.
Also attached are comments from the City Engineer, Chief Building Official, City Arborist, Fire Marshall
and NPDES Coordinator. Please call them directly if you have any questions regarding their
comments. Please note that the comments from both the Chief Building Official and the City Arborist
must be addressed before the application can be scheduled on the Planning Commission calendar.
If you should have any questions regarding the comments or the Design Review process, please feel
free to call me at (650) 558-7252.
Erica Strohmeier
Associate Planner
Community Development Department - Planning Division
City of Burlingame
501 Primrose Road
Burlingame, CA 94010
(650) 558-7252
(650) 696-3790 (fax)
estrohmeier(a�burlinqame.orq
City of Burlingame
Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
Job Address: 1444 Vancouver Avenue
Job Description: Design Review, Floor Area Ratio Variance and Special Permit for an attached garage for a 15t
and 2"d story addition to an existing single family dwelling.
Lot Area: 6,000 SF
Zoning: R-1
Front (1 st flr):
(2nd flr):
0
�
Existing
19'-10"
none
Allowed/Required
15'-0" (or block average)
20'-0" (or block average)
Proposed
19'-10"
34'-7"
Side (left): ; 4'-11" 7'-7" (to 2"d floor) 4'-0"
�
(right): : 9'-7" 4'-1 " 4'-0"
� .............................................................................................................................:.................................................................................................................................;...........................................................................................................................................;
Rear (1 st flr): � 25'-0" (to deck) 36'-6" (to deck) 15'-0"
(2nd flr): ; none 39'-10" 20'-0"
: ............................................................................................................................. :...................................................................................................................................:.....................................................................................
Please note that the front setback requirement is 15' to the first floor and 20' to the second floor, or
average of the block, whichever is greater (CS 25.28.072 b, 1). The architect for the project at 1480
Vancouver (project completed) indicated that the front setback average for this block (1404 through
1480 Vancouver) is 20'-2". You can choose to use this block average calculation or to provide your
own.
Also note that more information is needed pertaining to the proposed front porch area. The plans
indicate that this is a new front porch area, however, if there is no change to the front porch (aside
from cosmetic details) then the existing setback to the existing front porch may remain as non-
conforming without the need for a Setback Variance. Please clarify.
2. Lot Coveraqe
40% x 6.000 SF = 2.400 SF inaximum allowed
Existing
Proposed Allowed/Required
I Lot Coverage: 2,509 SF 2,297 SF
41.8% � 38%
1 ..........................................................................................................
■ Project complies with lot coverage requirements (calculations attached).
3. Floor Area Ratio
(0.32 x 6,000 SF) + 1,100 SF = 3,020 SF inaximum allowed (0.50 F
�
2,400 SF
40%
Existing Proposed ; Allowed/Required
Floor Area Ratio: ; 2,273 SF 3,412.25 SF ; 3,020 SF
(' 0.38...FAR ................................... .: . ...... ............ _0'57.FAR.............................................i........................................0.50...FAR
............................................... . . . :
An application for a Floor Area Ratio Variance was submitted to the Planning Division on November 2,
2009 (2,412.25 SF proposed, where 3,020 SF is the maximum allowed).
Planning Staff has noticed that the stairwell was not included in the project data provided on sheet
A-1 of the plan set. Please note that the stairwell counts towards the FAR calculation on both the
first and second floors of the house because it adds to the mass and bulk of the structure on both
levels. Please revise the calculations accordingly.
1
City of Burlingame
Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
4. Buildinq Heiqht
Average top of curb: (73.75' + 70.95')/2 = 72.35' (approximate)
Existing: 72.35' + ? _ ?
Proposed: 72.35' + 27.2' = 99.55'
Allowed: 72.35' + 30' = 102.35'
� .........................................................................................................................................................................................................................................................................................................................................................................................................
� � Existing Proposed (approx.) � Allowed/Required
,
................................................................................................................i.................................................... :......................................................................................................................................,..........................................................................................................................;
Building Height: ; ? 27'-2" 30'-0"
:............................................................. _._ :
......................................................................................................................................................................................................................................................................................................................................................................... ..
v Please provide elevation drawings of the existing building on the property.
➢ Please note that the above calculated building height is considered approximate because the spot
elevations at top of curb were not provided by a Licensed Land Surveyor. Please note that before
this project can be brought forward to the Planning Commission for review and approval, spot
elevations at the top of curb in front of each front property corner and the finished floor elevation,
must be provided by a Licensed Land Surrreyor.
➢ Once the average top of curb elevation has been calculated by a Licensed Land Surveyor, please
revise the drawings accordingly.
5. Declininq Heiqht Envelope (DHE)
Points of Departure - Left Side: (73.71' + 72.09')/2 = 72.9'
- Right Side: (70.91' + 68.74')/? = 69.83
Finished Floor: 75.09' (from site plan)
➢ Please note that although the spot elevations at all four property corners do not need to be
provided by a Licensed Land Surveyor, they will need to correspond with the spot elevations at top
of curb and the finished floor elevation once thase are provided by a Licensed Land Surveyor.
➢ Please note that the declining height envelope is measured from the points of departure, not from
adjacent grade, as is indicated on the plans.
➢ Please note that there is a very minor encro�achment into the declining height envelope along the
right side property line (even with the �14' DHE exemption), and therefore a Special Permit for
declining height envelope is also required as part of this application.
6. Parkinq
Increase in the number of potential bedrooms from 3 to 4
Existing: 1 covered (10' x 17') + 1 uncovered (9' x 20')
Proposed: 1 covered (10' x 20') + 1 uncovered (9' x 20')
Required: 1 covered (10' x 20') + 1 uncovered (9' x 20')
➢ Please label the clear interior dimensions of the proposed covered parking space (10' x 20') on the
first level floor plan.
■ A Special Permit for a new attached garage was submitted to the Planning Division on November 2, 2009.
■ Project complies with parking requirements.
7. Landscapinq
➢ Based on Calculated FAR (3,412 SF), three I�ndscape trees are required on the property. Please
note that fruit or nut bearing trees do not coun� towards the landscape requirement.
➢ The Landscape Plan indicates one new "upr��ght Japanese Maple" and one "remove and replace
existing low growing Japanese Maple" but �t does not indicate the size of the proposed trees.
Please indicate the size of the proposed trees and include, at minimum, one more landscape tree on
the property.
�
�.
City of Burlingame
Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
➢ Please note that proposed landscape plans submitted for Design Review generally have more
details included on them. For instance, details such as "Aggregrate/Brick Driveway" are noted and
are also drawn in on the plan. Please call Erica Strohmeier for more detail on this matter.
3