The URL can be used to link to this page

Home My WebLink About1508 Cypress Avenue - Staff Report� ��, � r A� �F �� ' �)� : e � �f , � ! t �1 �, m �N4% i'fi', A y�'' 4�� , �� N �.�, �:. r.� .r+..3 t � •�.� . . �� 1' ��, �?. i ' � � n:M�'t ,, �,.. �� p �' �� i , r ' �� ' .t �'•,,'!� � . � � /�j, �i A►�7�„4�-�. '�► a��R.irl,i� � � � �I '�. ..t_. •t ; l�l'It } .. : fti� �'A�t�•(�}�. '44.'` 1� .� " E'' .. • ..•R��+ ►` �. t�b � Y r . t91� �. ,� ti • ��`_� � ;�q ��'.� i i � � � i * s �. � » ��1:{ yy.' -. J'�'/ r�p:� a � J� ��K��. �)1�r.' w � rt . q �. � �.< � ; • � (� � � rl -.i Ay�l►t�li,�1 i� i-�y M , b�� . ��{�i � � �. ,,�` �� - y � , � ��L ' .� ,�' . _`.. � , ,A� yi�►�i . "•'+• 1 r�'i 3�.,irm,�S' �iy i . yf 'e '�!��t� "Tj� y,a� , '� �" ",. 1 �y/,1�� '' ,.;I:��Ty,J,� `�Ii'�'Aa�'r ' 3.'. q��%"Rx;�,.- �..T ! � � � t� ��y� '.L �' irA a `' 'Yii� � Y��7. •"i +� ' k " � . � �. �� "��1��"�y�� t.S,�,`A• i�r.�.KS � ,7q�,t� �. �,y • S ...� i � i�..`� ; s • *'.: _. �.. �K� t p�� l��r�� t�� ' �!y� 1 ' J � s'J" ) . .M /r. y r ° :. �. .�¢r � ,^a,�� -f�j.�oP T �I.ri.��J �y .1.�,4 i,�� :�'t� .�.il� i . >. ,�F.' ' S� oi��' � 4� :4 e� 4W',. I p� �n"1;.. �� 14 . ��J .1. 1*�'�l.r �h s� � A �i �! �'r � � K � •k�� ' � � 7 � , - � ' i.'•. .Y%' � .r,a,... �71 � .. �✓"�.r M!f1 p r i ►� ��. • y •• ,s'� '�t '8fy. � � • �y � � y, d l �`. l 1 " � � , -' i 11i" i?' f! �� ~ ��7�� . �-�*� ,. ��{�,� ,a � . � - � � . � °� M S • s � b � r .. 't A � �j a �"� �� '�e �a E �ylr ' i.a� � F ! t �1t} � . •'4,i �W4`L{� : r - til � : :5 �.��r ,��-, �t , ;y r � i:• ' ti � i t:'i �*fi��; �r� .�{�.,� �a,��+ ^ .�'� . �`� ��u �4� ^!�, 4. �� j � / ; . � '� %� �'`r 1 - x i� o �41.. ��n�„�� !'K'i � "�._ .io k ''. \. � 1�J � � M � _ . s �� 4 y .. , . ;� . � 'a+. � : �'' g .,� N . � �i ' / �4 y � ♦ w�,��`' � � ��s. � � 1 � l. 1 �� "�, � I � LF l+{� s a . . y .�' #'�� t "s.itr, �'y � � ..�1�� ,�' tJ�� ;� � 1�� ti '�. . �,j �F � , ' •.�. � � �P�1 .-I�Y. � � �� ' ,a .� v•'r��i' �'� '� !`�Y'.� . \ "`. , ,� '�I � - d , • Y �£� � F� �r ¢_ . .i.. l - , � � 3 � : �" µ''�y,� it, � y a.�l � t4� � � �1 , . T3E . � 4 � . � . t �+}�� .�r� � + ` [.S; � � �N G� � � _ . � ,.;tt�;ltft±�tf�1f�1±� �I• � � ' � �� y ��;t�4 � i � I � , � ' � � I � - � 1 ' y . p�. .jv�� lM� � i '� ' i i i ; I � � � � � � � � � ' � "�� :$�� F�� ;;, i ' T . . . � j I I `� :�4;5. ..Y} 4 i 1l�� Y; iN}�i 4 1' -��."y�+ - � � ' .._. . - . tt - �� - ,. ^ ��..E.y-'iY.� {��i+.`w.z t��lF'. ..�+�a �. .� J « � �F�: .. " S r.�"fAq:' � ""�,. . � " rM... � . . ... • M11Ak' '�"'�YI1 - r. �,F��E� �a . ..L , . � ' ` � 1 ,�y `��bY�' a ♦ yW ' � e'.*�:vas.3 w.rYa.:; . _ -.. . .�,: .. . ^ .�- , : . . .� ;., . _.. a§ . _;:t�^.�'4+� � , �-�...._ � , - - — "'ny„�....F-rr -� _�-`:� �.__ . � . -. . .r:v � :u� _a�.,, . . - City of Burlingame Item No. 1 a-d Regular Action Negative Declaration, Conditional Use Permit, Design Review and Variance Address: 1508 & 1510 Cypress Avenue Meeting Date: March 26, 2012 Request: Negative Declaration, Conditional Use Permit for re-emergence of two parcels previously merged by a use, Design Review and Side Setback Variance for construction of two new, two-story single family dwellings and detached garages. Applicant and Property Owner: Cypress Investments, LLC Designer: Chu Design & Engr., Inc. General Plan: Low Density Residential APN: 028-294-070 Lot Area: 7,500 SF (each lot) Zoning: R-1 Environmental Review: The subject parcel contains three existing structures; the main house (built in 1928), the rumpus room built adjacent to the detached garage (built in 1949) and a detached dressing room (built in 1956). Based upon documents that were submitted to the Planning Division by a Burlingame citizen on September 25, 2009, it was indicated that the entire subdivision within which this property is located (Burlingame Heights) may have historical characteristics that would indicate that properties within this area could be potentially eligible for listing on the National or California Register of Historical Places. Because the application was submitted to the Planning Division after September 25, 2009, a Historic Resource Evaluation (HRE) was prepared for this property by Page & Turnbull, Inc in December 2011. The results of the evaluation concluded that the property was found ineligible for National Register, California Register or Local designation through survey evaluation. This conclusion is based on the property's lack of significance underthe California Register eligibility criterion. Those criterion include: Events for local significance as a resource; Persons as a resource associated with the lives of persons important to local history; Architecture that "embodies the distinctive characteristics of a time and period"; and Information Potential. Therefore, the properly does not qualify as a historic resource under CEQA. Because there was a potential impact on historic resources, an Initial Study was prepared for the project. Based on the analysis by Page and Turnbull, it was determined that there would be no adverse environmental impacts, and a Negative Declaration has been prepared. The purpose of the present review is to hold a public hearing and evaluate that this conclusion, based on the initial study, facts in the Negative Declaration, public comments and testimony received at the hearing, and Planning Commission observation and experience, are consistent with the finding of no significant environmental impact. Project Description: The site is an interior single parcel with a submerged lot line containing two lots, Lot 6 and Lot 7; Lot 6 is on the right side and Lot 7 is on the left. There are three existing structures on the existing parcel: the main house (built in 1928), the rumpus room built adjacent to the detached garage (built in 1949) and a detached dressing room (built in 1956). The existing main house extends across the submerged lot line (see Site Development Plan and Boundary and Topographic Survey). The proposed application includes demolishing the existing structures on the site and building two new, iwo- story single family dwellings and detached two-car garages, one on each lot. The applicant is requesting a Conditional Use Permit to demolish the existing dwelling and detached structures on the site, causing the two existing standard lots to re-emerge. As required by the City, temporary addresses were assigned to the proposed new houses on each lot; 1508 and 1510 Cypress Avenue. Lot 6, or 1508 Cypress Avenue, measures 7,500 SF (50' x 150') and Lot 7, or 1510 Cypress Avenue, measures 7,500 SF (50' x 150'), where the minimum lot size for the area is 5,000 SF. There are no changes proposed to the existing lot sizes or configuration. The applicant is requesting the following applications: ■ Negative Declaration, a determination that there are no significant environmental effects as a result of this project; ■ Conditional Use Permit for re-emergence of two parcels previously merged by a use (CS 25.28.030, e Negative Declaration, Conditional Use Permit, Design Review and Variance 1508 & 1510 Cypress Avenue and 25.28.090); Design Review and Side Setback Variance for a new, two-story single family dwelling and detached garage at 1508 Cypress Avenue; and Design Review for a new, two-story single family dwelling and detached garage at 1510 Cypress Avenue. 1508 CvAress Avenue The proposed two-story house and detached garage will have a total floor area of 3,894 SF (0.52 FAR) where 3,900 SF (0.52 FAR) is the maximum allowed (project is 6 SF below the maximum allowed FAR) (including covered porch and chimney exemptions). The applicant is requesting a Variance for side setback to a proposed wing wall along the left side of the house (0' proposed to wing wall, where 4' is tre minimum required per CS 25.28.072 c). The project includes a detached garage (427 SF) which provides two covered parking spaces (20' x 20' clear interior dimensions) for the proposed six-bedroom house. There is one uncovered parking space (9' x 20') provided in the driveway. All other zoning code requirements have been met. 1510 Cvpress Avenue The proposed two-story house and detached garage will have a total floor area of 3,889 SF (0.52 FAR) whe�e 3,900 SF (0.52 FAR) is the maximum allowed (project is 11 SF below the maximum allowed FAR) (including covered porch and chimney exemptions). The Parks Supervisor is requiring that a Tree Work Plan be completed for the removal of the Oak tree on the property. The project includes a detached garage (427 SF) which provides two covered parking spaces (20' x 20' clear interior dimensions) for the proposed six-bedroom house. There is one uncovered parking space (9' x 20') provided in the driveway. All other zoning code requirements have been met. 1508 Cypress Avenue Lot Area: 7,500 SF Plans Date Stam ed: March 13, 2012 PROPOSED ALLOWED/REQUIRED SETBACKS __.._._ _ __... _ _._...... _ _. __... .. .._ _ _ __._ . _.... __.._.... _.. ._....... Fronf (1st flr): 25'-0" 23'-9" (block average) (2nd flr): 29'-6" 23'-9" (block average) _._. _.._ __ _...... ___ _..._.__ _.... : _.. Side (left): 0'-0" (to wing wall)' 4'-0" (right): 12'-0" 4'-0" _ _ _ . _.... _ _ __.. _. _ . .. _.... . . . . _.. _... __.. _ ..._ ..__. Rear (9st flr): 46'-7" 15'-0" (2nd flr): 58'-7" ' 20'-0" Lot Coverage: 2,573 SF 3,000 SF 34% 40% _ ......... _._... _. _...... _ _... ... . _--- __...... _..---._ ....__... FAR: 3,894 SF 3,900 SF 0.52 FAR 0.52 FAR 2 _._... _ .._.___ _ .._ __ ......... __._.. _....... _..... _..._ . ... ._... _..... .. . _. ___ _...__..... _.... ... --- # of bedrooms: 6 --- . _..__ .._. _.... _......__. Parking: 2 covered 2 covered (20' x 20') (20' x 20') 1 uncovered 1 uncovered (9' x 20') (9' x 20') �� Negative Declaration, Conditional Use Permit, Design Review and Variance 1508 & 1510 Cypress Avenue PROPOSED ALLOWED/REQUIRED Height: 27'-8" 30'-0" ; DH Envelope: Dormer exemption along left side CS 25.28.075 ' Side Setback Variance to proposed wing wall along left side of the house (0' proposed to wing wall, where 4' is the minimum required per CS 25.28.072 c). 2 (0.32 x 7,500 SF) + 1100 SF + 400 SF= 3,900 SF (0.52 FAR) 1510 Cypress Avenue Lot Area: 7,500 SF Plans Date Siam ed: March 13, 2012 PROPOSED ALLOWED/REQUIRED SETBACKS __._ _...... _.. _ _.... _..... _....... __: _ . ..._. _........ _.... ____ Front (1sf flr): 25'-0" 23'-9" (block average) (2nd flr): 29'-6" 23'-9" (block average) _.._ _ _ ....._..._ __._._ _ ___._... _ _....._ _. _.._.. ___. _ _ _........._. Side (left): 10'-0 ' 4 -0" (righi): 5'-0" 4'-0" _ _ . _.... . _...... . _.. --- ._ _.._. ....... .. . .... ._ _.. _._._. Rear (1st flr): 50'-1" 15' 0" (2nd flr): 60'-7" 20'-0" Lot Coverage: 2,558 SF 3,000 SF 34% 40% FAR: 3,889 SF 3,900 SF 0.52 FAR 0.52 FAR ' _._..__ _ _...._.__ ___...---- ........ ............._._..._........_...........---.. __.._...... ...................._.._._.._._.._____._............_._..._.......__..._._..--_,_....___..._.........._.._........__.._...._............_... ___.._................_......._.........................----....__...._....__.._._...__.._.. # of bedrooms: 6 --- Parking: 2 covered 2 covered (20' x 20') (20' x 20') 1 uncovered 1 uncovered (9' x 20') (9' x 20') Height: 28'-2" ; 30'-0" _ ....... DH Envelope: complies CS 25.28.075 ' (0.32 x 75,00 SF) + 1,100 SF + 400 SF= 3,900 SF (0.52 FAR) Staff Comments: See attached memos from the City Engineer, Chief Building Official, Parks Supervisor, Fire Marshal and NPDES Coordinator. Design Review Study Meeting: At the Planning Commission Environmental Scoping and Design Review Study meeting on February 27, 2012, the Commission discussed the side setback variance request and muntin pattern on the windows for 1508 Cypress Avenue, and the proposed materials for both houses. The Commission voted to place the item on the Regular Action Calendar when the plans had been revised as directed (February 27, 2012 Planning Commission Minutes). The applicant submitted revised plans and a revised Variance Application on March 13, 2012, and a response letter on March 14, 2012, to address the Commission's concerns. The response letter frorn the applicant identifies all changes made to the plans. Please refer to the copy of the February 27, 2012, Planning Commission minutes included in the staff report for the fist of Planning Commissions questions and comments. Negative Declaration: Because there was a potential impact on historic resources, the proposed project is subject to the requirements of the California Environmental Quality Act. The Planning Commission held an -3- Negative Declaration, Conditional Use Permit, Design Review and Variance 1508 & 1590 Cypress Avenue environmental scoping session for this project on February 27, 2012 (see attached February 27, 2012 P.C. Minutes). An Initial Studywas prepared bythe Planning Division staff. It has been determined thatthe proposed project can be covered by a Negative Declaration since the initial study did not identify any adverse impacts from the proposed construction of two new, two-story single family dwellings and detached two-car garages, one on each lot (please refer to the attached Negative Declaration No. 561-P). The Negative Declaration was circulated for 20 days for public review. The 20-day review period ended on March 26, 2012. There were no comments submitted during the review period. Required Findings for a Negative Declaration: For CEQA requirements the Planning Commission must review and approve the Negative Declaration, finding that on the basis of the Initial Study and any comments received in writing or at the public hearing that there is no substantial evidence that the project will have a significant (negative) effect on the environment. 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. Findings for a Conditional Use Permit: In order to grant a Conditional Use Permit, the Planning Commission must find that the following conditions exist on the property (Code Section 25.52.020, a-c): (a) The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience; (b) The proposed use will be located and conducted in a manner in accord with the Burlingame general plan and the purposes of this title; (c) The planning commission may impose such reasonable conditions or restrictions as it deems necessary to secure the purposes of this title and to assure operation of the use in a manner compatible with the aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general vicinity. Required Findings for Variance: In order to grant a variance the Planning Commission must find that the following conditions exist on the property (Code Section 25.54.020 a-d): (a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same district; (b) the granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship; (c) the granting of the application will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and (d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing -4- Negative Declaration, Conditional Use Permit, Design Review and Variance 1508 & 1510 Cypress Avenue an potential uses of properties in the general vicinity. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report and within the Negative Declaration. Action should include specific findings for accepting the environmental document (Negative Declaration), Conditional Use Permit, Design Review and Variance, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: Conditions for 1508 Cypress Avenue: that the pro;ect shall be built as shown on the plans submitted to the Planning Division date stamped March 13, 2012, sheets A.1 through A.6, G.1, L.1 and Boundary and Topographic Survey; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 3. that any changes to the size or envefope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that the conditions of the City Engineers February 2, 2012, memo, the Chief Building O�cial's February 9, 2012 and January 18, 2012, memos, the Parks Supervisor's February 15, 2012, and January 17, 2012 memos, the Fire Marshal's January 18, 2012 memo, and the NPDES Coordinator's January 17, 2012, memo shall be met; 5. that if the structure is demolished or the envelope changed at a later date the Side Setback Variance as well as any other exceptions to the code granted here will become void; 6. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Communiry Development Director; 7. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 8. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to inc(ude a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 9. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 10. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 11. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2010 Edition, as amended by the City of Burlingame; �'� Negative Declaration, Condifional Use Permit, Design Review and Variance 1508 & 1510 Cypress Avenue THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 12. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 13. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 14. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 15. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 16. that prior to final inspection, Planning Division staff will inspect and note com�liance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. Conditions for 1590 Cypress Avenue: that the project shall be built as shown on the plans submitted to the Planning Division date stamped March 13, 2012, sheets A.1 through A.6, G.1, L.1 and Boundary and Topographic Survey; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning CQmmission review (FYi or amendment to be determined by Planning staff); 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that the conditions of the City Engineers February 2, 2012, memo, the Chief Building Official's February 22, 2012, and January 18, 2012, memos, the Parks Supervisor's February 15, 2012, and January 17, 2012 memos, the Fire Marshal's January 18, 2012 memo, and the NPDES Coordinator's January 17, 2012, memo shall be met; 5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 6. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to compiy with all the regulations of the Bay Area Air Quality Management District; 7. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the � Negative Declaration, Conditional Use Permit, Design Review and Variance 1508 & 1510 Cypress Avenue conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reductior. plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2010 Edition, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 11. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that der�onstrates that the project falls at or below the maximum approved floor area ratio for the property; 12. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 13. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 14. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 15. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. Erica Strohmeier Associate Planner c. Cypress Avenue Investments LLC, PO Box 117697, Burlingame, CA 94010, applicant and property owner James Chu, Chu Design & Engr., Inc., 55 W. 43`d Ave, San Mateo, CA 94403, designer Attachments: Response letter from the applicant, date stamped March 14, 2012 Revised Variance application for 1508 Cypress, date stamped March 13, 2012 Minutes from the Commission's February 27, 2012, Environmental Scoping and Design Review Study Meeting 1508 Cypress Avenue - Application to the Planning Commission, Variance Application and Staff Comments -7- Negative Declaration, Conditional Use Permit, Design Review and Variance 1508 & 1510 Cypress Avenue 1510 Cypress Avenue - Application to the Planning Commission and Staff Comments Conditional Use Permit Application Photographs of Neighborhood Planning Commission Resolution (Proposed) Notice of Public Hearing — mailed March 16, 2012 Aerial Photo Separate Attachments: Negative Declaration and Initial Study, which was submitted to the County Manager's Office on March 6, 2012 Historical Resource Evaluation prepared by Page & Turnbull, Inc., dated December 7, 2011 � BURLINGAME PLANNING COMMISSION DESIGN REVIEW COMMENTS RE: 1508 -1510 CYPRESS AVE 1. In regards to your comments regarding the variance, please refer to letter attached to "variance" request. 2. Yes there will be a fence behind the "arch" at 1508 Cypress that will go along the entire property line and separate the 2 properties. 3. Yes there will �e wooden sills installed on the windows on the 1508 Cypress property. 4. Yes the downspouts, gutters and leader-heads will be painted on 1508 Cypress. 5. Whiie there is stucco on 1508 Cypress, this type of "fa�ade" is consistent with a"Spanish" style home along with arch windows and doors and so forth. These type of details will highlight the home and make the stucco blend in. � 6. The muntins on 1508 Cypress have been added to the doors and window areas where they were inadvertently left off. 7. The clay vents and wrought-iron features on 1508 Cypress were done to enhance the true style of a Spanish home. 8. Copper will be used on the chimney for 1510 Cypress 9. We have changed the garage roof on 1510 Cypress to a gable from a hipped roof. 10. The chimney on 1510 Cypress will be shingled and both properties will have mechanical equipment placed to the rear of the homes as to be sensitive to what faces toward the front. 11.On 1510 Cypress, the corbels below the gable will be of scale to "show" their final design. 12.The walkway from the sidewalk to the front of 1510 Cypress will show where the front door of the home is. 13. There is copper on the chimney and the shed roof for 1510 Cypress �� MA,P, 1 4 ?_01Z CITY OF Ei�i�LlhiG,�,ME CDD-P:.�?N�IIvG Dt1l. CITY OF BURLINGAME VARIANCE APPLICATION (LOT 6-1508 CYPRESS AVE) a. While there are no exceptional or extraordinary circumstances or conditions applicable to this property, the whole purpose of this "variance request" is to keep with the "Architectural Beauty" of the "Spanish" home that is currently on this property. As we know, the area where this property lies (Burlingame Heights), has been suggested to possible have many homes with varying degrees of "historical significance". As such, one of the many "Spanish " characteristics we find are the clay tile roofs, arch doors and windows, stucco fa�ade and so forth. As a result, we are trying to keep this new proposed home with those qualities that were so common and desired during this period. b. The variance request is necessary for the preservation and enjoyment as such because of what is currently on the property. The present home's many Spanish features have been incorporated into the new proposed home in order to keep those "distinctive characteristics of that time and period". If we don't have the "arches" and other period items that were so common then, we have lost the real duplication of that period in time. C. The proposed location for this variance will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. The "Arch" is only for aesthetics and to show that the new home will have all those "period details" that we are trying to replicate. The arch is only for a side door opening that will have a gate, otherwise, it would have a plain gate made out of fencing material-by doing this, it gives it the true look we are trying duplicate. C1. The proposed project will be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity. There really is no change to this new proposed home as it incorporates the existing "Spanish" home currently on the pr��'.�` ��E� MAP,. 1 3 20i� CiTY O� BURLWGAME CDD-O�ANNlNG DIV. In closing, the applicant is only asking for this "variance" to maintain the original design of the current property on this site. As stated above, the "arch" by the property line is for a gate only. By approving this application for a variance, you are allowing the "new proposed home" to continue with the many important features so often found in "Spanish" homes that had these type of characteristics during this time and period. Sincerely, � � '�' � _,( i;' � � ,,� ; � ' r� � / Craig Suhl/Ap{�licant RECEI�EL� MAR I 3 2012 cir,� OF BURf_{NGAIV�F CDU-PLANNIIVG DIV. Burlingame Planning Commission — Design Review Study Comments RE: 1508-10 Cypress Avenue February 27, 2012 6. 1508 � 1510 CYPRESS AVENUE, ZONED R-1: APPLICATION FOR ENVIRONEMTNAL - APPLICATION FOR ENVIRONMENTAL SCOPING AND CONDITIONAL USE PERMIT FOR RE- EMERGENCE OF TWO PARCELS PREVIOUSLY MERGED BY A USE. a. 1508 CYPRESS AVENUE - DESIGN REVIEW AND SIDE SETBACK VARIANCE FOR A NEW, TWO-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE. b. 1510 CYPRESS AVENUE - DESIGN REVIEW FOR A NEW, TWO-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE. (CYPRESS AVENUE INVESTMENTS, LLC, APPLICANT AND PROPERTY OWNER; AND JAMES CHU, DESIGNER) STAFF CONTACT: ERICA STROHMEIER Reference staff report dated February 27, 2012, with attachments. Community Development Director Meeker briefly presented the project description. Questions of staff: None. Chair Yie opened the public comment period. Craig Suhl, 1508 Cypress Avenue and James Chu, 55 West 43�d Avenue, San Mateo; represented the applicant. ■ The historic analysis has determined that the existing structures are not significant. ■ The projects comply with all requirements, with the exception of the request for a variance for the wing wall - the wing wall is an arched door within the side property line. ■ Neighbors are happy that something is to be done with the properly. ■ Driveways are placed next to the neighbors' homes to provide separation. ■ One home is design to replicate the existing Spanish-style home on the property. ■ The second home is of the Craftsman design to fit in with the neighborhood character. Commission comments: ■ Didn't see an exceptional circumstance to warrant a variance requested for 1508, but is intrigued by the design — eliminating the feature would detract from the architectural style which would have included the arched design feature. Likes the idea of finding a means of allowing the deviation to ensure the consistency with the architectural style. Wants to support the variance. ■ Will there still be a fence behind the arch feature? (Suhl — would use the arch and door in place of a gate, with a normal wood fence that would follow the property line.) ■ Will wooden sills be installed on the windows of 1508? (Suhl — yes.) ■ Downspouts, gutters and leader-heads to be painted on 1508? (Suhl — yes.) ■ On 1508 there is a lot of stucco; the design will depend upon the details and installation of the divided-lite windows as shown. ■ With respect to the muntin pattern on the right elevation of 1508, appears that muntins are missing on the door. ■ On the arched windows on the right elevation of 1508 — repeat the horizontal and vertical muntin pattern that is present elsewhere on the home. ■ Complemented the design of 1508 - likes the clay vents and wrought-iron features, as well as the thickened stucco that enhances the recessed windows. The detailing is well done. ■ The design for 1510 is also well done — appreciates the front porch and the double-entry. ■ The stone work and the change of the siding in the gable area are well done. Burlingame Planning Commission — Design Review Study Comments RE: 1508-10 Cypress Avenue February 27, 2012 ■ Will copper be used on the chimney at 1510? (Suhl — yes.) ■ With respect to 1508 — the variance justification is questionable. Not certain what hardship exists or the impacted property right. ■ The design of 1508 embraces an historic architectural style that is consistent with the neighborhood character. Eliminating the archway feature would be inconsistent with the architectural flavor of the home and the neighborhood. ■ With respect to 1510, consider a gable on the garage rather than a hipped roof — would also provide more storage area. • Be sensitive to the placement of inechanical equipment. ■ lNill the chimney be shingled on 1510? (Suhl/Chu — yes.) ■ On 1510, be certain that the corbels below the gable on the second story are of a scale that they "show up" in the final design. ■ On 1510, the first reaction to the front fa�ade is ihat the entry design is confusing due to the presence of two sets of doors — which is the true entry? Believes that this concern will be mitigated by the design and piacement of the walkway leading to the entry. (Chu — the walkway and landscaping will lead to the entry door.) ■ Is there copper anywhere other than on the shed roof on 1510? (Chu — no.) Public comments: None. There were no other comments from the floor and the public hearing was closed. CommissionerAuran made a motion to place the item on fhe RegularAcfion Calendar when complefe. This motion was seconded by Commissioner Cauchi. Discussion of motion: Provide clarity regarding the justification for the variance request. Chair Yie called for a vofe on the motion to place this item on the Regular Action Calendar when plans have been revised as direcfed. The motion passed on a voice vote 6-0-1-0 (Commissioner Lindstrom absent). The Planning Commission's action is advisory and not appealable. This item concluded at 8:38 p.m. �.Sl. Y\ a � �,{�� s'f_= COMMUNITY DEVELOPMENT DEPARTMENT • 5O1 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org 0 APPLICATION TO THE PLANNING COMMISSION Type of application: � Design Review ❑ Conditional Use Permit ❑ Variance ❑ Parcel #: �28'294-070 ❑ Special Permit ❑ Other: PRo�ECT a��REss:15D8 �YPRESS AVE. (LOT 6) � Please indicate the contact persen for this project APPLICANT project contact person ❑ PROPERTY OWNER project contact person ❑ OK to send electronic copies of documents ❑ OK to send electronic copies of documents ❑ Name: CYPRESS AVE. INVESTMENTS LLC SAME AS APPLICANT Name: Address: PO BOX 117697 city�state�zip: BURLINGAME, CA 94010 Phone: 650-347-3625 Fax: 650-581-1742 E-mail: �� (,l{k 1— ��,4,�� - �j v„� ARCHITECT/DESIGNER project contact person ❑ OK to send electronic copies of documents ❑ ►vame: JAMES CHU Address: 55 W 43RD AVE. city�state�zip: SAN MATEO, CA 94010 Phone: 650-345-9286 x104 Fax: 650-345-9287 E-mai�: JAMES@CHUDESIGN.COM �k Burlingame Business License #: PRO.IECT �ESCR�PTION: NEW RESIDENCE / DETACHED GARAGE � AFFADAVIT/SIGNATUR�(�I j�e best of my knowledge and �Il�f , Applicant's signature: �� V`� —� I am aware of the proposed appl Commission. Property owner's signature;� �� „'F�f�� I2 20i2 c� i��r o� t:.u�3! i�!cr=.ME Ci_�D-P:_�,;,�NI1JG i;!`,'. Ity of pe j ry that the information given herein is true and correct to the _��' Date: I � � 2 � ( � orize the above applicant to submit this application to the Planning ; � � � �•' Date: ', - i v i I `� Date submitted: ( � I`1/ � I v Address: City/State/Zip: Phone: Fax: E-mail: * Verification that the project architect/designer has a valid Burlingame business license will be required by the Finance Department at the time application fees are paid. ❑ Please mark one box above with an X to indicate the contact person for this project. S:�Handouts�PC Application 2oo8-B.handout IT '.i � , _�- -�; f;1,.,�,;,,�;, � >• e ..e... COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org � �� J��S CITY OF BURLINGAME VARIANCE APPLICATION �� ,-��z �,r� �;UR�Ii`tir�l�.ME �,:,-Pt�;NtJitJG ��`J� ( L oT �� v 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 extraordinary circumstances or conditions applicable fo your property which do not app/y io o�her properties in this area. /�+-l�� u- �--��5 � �v w�i ; � �� '�S � S I� �-� �� (-� � r � �� v.% t� �� 'C- S� 1� �1=� � n� !� � S �r � ` � !k i (; '�c , , S 1 6�l 1 �-- � �— =C C `( � G�-'�i-�� - !k ��E S G � -� T F-E � G� �- � , 6�U w�.� . ; � `� t� C— w -t t c� � c; �� rk� w� � �`� , C_`C� � P �% 1Z �`C � � �� \ � �- ��k -�(� -Ctk� � i�` �� ii=t V� � � r�.� c�;��s `r� j,� �T `"'� r�C �:�� i-� U�.�--c-� b. Explain why tf►e variance request is necessary for the preservation and enjoyment of a suhsiantial property right and what unreasonab/e property loss or unnecessary hardship might result from the denial of the application, i�.�� +-� '+�-(��`�� L" �� p �� ,� � S-C i r�� 1-� L ►�.� � 5 5'� � � txJ � �i� Tt�k� ' ' l� �' �. k� 5 � Tf� � � r P� i-� `i F� �-< �i � pc �� P� iJ � st� i�fi �t-l� �% �� '� t-�� °� � �-% f'�=�C� t'cJ s E"� �� t; i�� k, � .� -t � t� � \ r� � c;`J Ac �-(� (:� � � `� � � `rf� i � � � QF �`� `' 1 �,.,i f,� i,�.:% t�` � C t-� � � ur � � � 4 �� V' ,� �i � CE :� 1 c. Explain why the proposed use at the proposed location will not he detrimenfal or injurious to property or improvements in fhe vicinity or to public health, safety, general welfare or convenience, y-( �� 5� i is✓ � f=�: ��— `� � cv'� �(� `�"C 4 � i f�c r`� -P `l.� tk� /'� �' j �'�.L ��c �- � - d. How will fhe proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potentia! uses on adjoining properties in the general vicinity? i�; S �� L � � r � C({ �� l`� -r i i, Cr,� � P f�i �( 5� jkt�� 4 c�.� , � i "�C '' l -'(� �k ��Li.�,� �' � tr� � �{.1c �G rt,l�� - t � ��..�-�� - �� t�i, �- c.., .� w� �� ,J U � �v� � !k � T �:� r-� i (�.�. �;, � {,�.� 7� �:,�{� �,1� � � � � � �r� ' w< �� LD�r�c� a�� .rkv � 2 �'Tc� � � � `� i,�� l�� '�� 5 �� (�� 1 � � ' iF� �(L�r�� . �� , t�c �c.l �- � �� '.�, � ` �-��,, (,.� S Handouts\Variance Application.2008 Project Comments Date: To: From: January 13, 2012 [� City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ Ci±y Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 O NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Design Review and Side Setback Variance for a new, two-story single family dwelling and detached garage at 1508 Cypress Avenue, zoned R-1, APN: 028-294-070 Staff Review: January 17, 2012 (Tues.) 1. See attached. 2. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. 3. Applicant needs to contact City Arborist regarding the relocation of side�,�alk area around trees in the planter strip. Reviewed by: V V Date: 2/02/2012 �` t_: ��,IC WORKS DEPARTMENT ENGINEERING DIVISION PLANNING REVIEW COMMENTS �� r�'b- 5'� Project Name: �-j �,r,�l��,c�c,,r� l ProjectAddress:_ . �w ��'PI'�f'z� ' :�kF��aing requirements apply to the project _� A property boundary survey shall be preformed by a licensed land surveyor. The survey shall show all property lines, property corners, easements, topographical features and utilities. (Required prior to the building permit issuance.) �t,v�'�� ,� rjp �� '�,1��,a �%' fi��. l,i.��..�•� �� .��'12. �,� The site and roof drainage sha 1 be shown on plans and should be made to drain towards the Frontage Street. (Required prior to the building permit issuance.) The applicant shall submit project grading and drainage plans for approval prior to the issuance of a Building permit. The project site is in a flood zone, the project shall comply with the City's flood zone requirements. � ��t . � :7�qf c:%�y �� A�sanrtary sewer lateral is required for the project in accordance with the City's standards. ( :�. The project plans shall show the required Bayfront Bike/Pedestrian trail and necessary public access improvements as required by San Francisco Bay Conservation and Development Commission. Sanitary sewer analysis is required for the project. The sewer analysis shall identify the project's impact to the City's sewer system and any sewer pump stations and identify mitigation measures. Submit traffic trip generation analysis for the project. Submit a traffic impact study for the project. The traffic study should identify the project generated impacts and recommend mitigation measures to be adopted by the project to be approved by the City Engineer. The project shall file a parcel map with the Public Works Engineering Division. The parcel map shall show all existing property lines, easements, monuments, and new property and lot lines proposed by the map. Page 1 of 3 � � . -divelopment�PLANNING REVIEW COMMENTS.doc H�:_- ��IC WORKS DEPARTMENT ENGINEERING DIVISION A latest preliminary title report of the subject parcel of land shall be submitted to the Public Works Engineering Division with the parcel map for reviews. ___� Map closure/lot closure calculations shall be submitted with the parcel map. .__. The project shall submit a condominium map to the Engineering Divisions in accordance with the requirements of the Subdivision Map Act. <- __,_� The project shall, at its own cost, design and construct frontage public improvements including curb, gutter, sidewalk and other ne�essary appurtenant work. The project shall, at its own cost, design and construct frontage streetscape improvements including sidewalk, curb, gutters, parking meters and poles, trees, and streetlights in accordance with streetscape master plan. '�: By the preliminary review of plans, it appears that the project may cause adverse impacts during construction to vehicular traffic, pedestrian traffic and public on street parking. The project shall identify these impacts and provide mitigation measure acceptable to the City. `" The project shall submit hydrologic calculations from a registered civil engineer for the proposed creek enclosure. The hydraulic calculations must show that the proposed creek enclosure doesn't cause any adverse impact to both upstream and downstream properties. The hydrologic calculations shall accompany a site map showing the area of the 100-year flood and existing improvements with proposed improvements. �� _. Any work within the drainage area, creek, or creek banks requires a State Department of Fish and Game Permit and Army Corps of Engineers Pernuts. No construction debris shall be allowed into the creek. _� The project shall comply with the City's NPDES permit requirement to prevent storm water pollution. The project does not show the dimensions of existing driveways, re- submit plans with driveway dimensions. Also clarify if the project is proposing to widen the driveway. Any widening of the driveway is subject to City Engineer's approval. The plans do not indicate the slope of the driveway, re-submit plans showing the driveway profile with elevations Page 2 of 3 � �ir.velopment�PLANNING REVIEW COMMENTS.doc ;° r..: ��C WORKS DEPARTMENT ENGINEERING DIVISION -----��— The back of the driveway/sidewalk a�proach shall be at least 12" above the flow line of the frontage curb in the street to prevent overflow of storm water from the street into private property. . �__-_ For the takeout service, a garbage receptacle shall be placed in front. The sidewalk fronting the store shall be kept clean 20' from each side of the property. _.__� For commercial projects a designated garbage bin space and cleaning area shall be located inside the building. A drain connecting the garbage area to the Sanitary Sewer System is required. Page 3 of 3 � • ,icvelopment�PLANNING REVIEW COMMENTS.doc Date: To: Revised Plans Submitted February 7, 2012 ❑ City Engineer (650) 558-7230 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney X Chief Building Official (650) 558-7260 ❑ Parks Supervisor (650) 558-7334 From: Planning Staff Subject: Request for Environmental Review, Design Review and Side Setback Variance for a new, two-story single family dwelling and detached garage at 1508 Cypress Avenue, zoned R-1, APN: 028-294-070 Staff Review: N/A No further comments. All conditions of approval as stated in the review dated 1-18-2012 will apply to this project. Reviewe y: �--� Date 2-9-2012 � Date: I C•� January 13, 2012 ❑ City Engineer (650) 558-7230 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From: Planning Staff Subject: Request for Design Review and Side Setback Variance for a new, two-story single family dwelling and detached garage at 1508 Cypress Avenue, zoned R-1, APN: 028-294-070 Staff Review: January 17, 2012 (Tues.) 1) 2) 3) On the plans specify that this project will comply with the 2010 California Building Code, 2010 California Residential Code (where appiicable), 2010 California Mechanical Code, 2010 California Electrical Code, and 2010 California Plumbing Code, including ail amendments as adopted in Ordinance 1856-2010. Note: If the Planning Commission has approved the project prior to 5:00 p.m. on December 31, 2010 then the building permit application for that project may use the provisions found in the 2007 California Building Codes including all amendments as adopted in Ordinance 1813. On the plans provide a copy of the GreenPoints checklist for this project at full scale. Specify on the plans that this project will comply with the 2008 California Energy Efficiency Standards. Go to http://www.enerqy.ca.gov/titie24/2008standards/ for publications and details. 4) Indicate on the plans that the "Clay Tile" roof will comply with Cool Roof requirements of the 2008 California Energy Code. 2008 CEC §151 (f) 12. The 2008 Residential and Non-Residential Compliance Manuals are available on line at http://www.enerqy.ca.gov/title24/2008standards/ 5) Place the following information on the first page of the plans: "Construction Hours" Weekdays: 7:00 a.m. — 7:00 p.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Holidays: 10:00 a.m. — 6:00 p.m. (See City of Burlingame Municipal Code, Section 13.04.100 for details.) 6) On the first page of the plans speciry the following: "Any hidden conditions that require work to be performed beyond the scope of the building permit issued for these plans may require further City approvals including review by the Planning Commission." The building owner, project designer, and/or contractor must submit a Revision to the City for any work not graphically illustrated on the Job Copy of the plans prior to performing the work. 7) Anyone who is doing business in the City must have a current City of Burlingame business license. 8) Provide a fully dimer,sioned site plan which shows the true property boundaries, the location of all structures on the property, existing driveways, and on-site parking. 9) 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. 10)Show the distances from all exterior walls to property lines or to assumed property lines 11)Show the dimensions to adjacent structures. 12)Obtain a survey of the property lines. 13)Indicate on the plans that exterior bearing walls less than five feet from the property line will be built of one-hour fire-rated construction. (2010 CBC, Table 602) 14)Rooms that can be used for sleeping purposes must have at least one window or door that complies with the egress requirements. Specify the size and location of all required egress windows on the elevation drawings. Note: The area labeled "- Den" is a room that can be used for sleeping purposes and, as such, must comply with this requirement. 15)Indicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. 16)Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable lot coverage. Consult the Planning Department for details if your project entails landings more than 30" in height. 17)Provide handrails at all stairs where there are four or more risers. 18)Provide lighting at all exterior landings. 19)The fireplace chimney must terminate at least two feet higher than any portion of the building within ten feet. 2010 CBC §2113.9 NOTE: A written response to the items noted here and plans that specifically address items 4 and 13 must be re-submitted before this project can move forward for Planning Commission action. _,__ . ' Reviewed by: �l" __ � �'� � i`YL Date: 1-18-2012 _ �-::.._ _ _ ....�, �_ `� _ c. /,, C% Project Comments Date: To: Revised Plans Submitted February 7, 2012 � City Engineer (650) 558-7230 0 Chief Building Official (650) 558-7260 � Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney X Parks Supervisor (650) 558-7334 From: Planning Staff Subject: Request for Environmental Review, Design Review and Side Setback Variance for a new, two-story single family dwelling and detached garage at 1508 Cypress Avenue, zoned R-1, APN: 028-294-070 Staff Review: N/A 1. Irrigation Plan due for Building permit Reviewed by: B Disco Date: 2/15/12 i «.�l�IU�U FEB — �� ;<< ��l�[3�� ,6�I��E� E�� iCiE�� EGf��i��" un��-c+a�n� Ir�.vl'l �1.��1 I ce Si�natfire t e ubj t o' ct ee th pecified requirements of the 1lVater Conservation in Landscaping Ordinance. �- � � �I� Date Single Family ❑ Multi-Family ❑ Commercial ❑ Institutional ❑ Irrigation only ❑ Industrial ❑ Other: Rpplicant Name (print): pc, � Contact Phone #: '� �� Project Site Address: `� �� . Project Area (sq.ft. or acre): �� # of Units: � # of Meters: ( - � '�ry�,� F- , � . Toial Landscape Area (sq.ft.): , :-r F F Y : "'' { L .- rt = t� �E�'Y i� ��F 2 2� � - �' �i e�r : `-t � #- - /� � " � `- Turf Irrigated Arez {sq.ft.): � � _ ✓ y, r � l-: I�on-Turf Irrigated Area (sq.ft.): I Q� � � , r = `` - ;�� Special Landscape /�rea (SLF,) (sq.`rt.): �: � ` 'ti '� _. . ._- ' �_ �' . _ �3.�: _.: `'; VJater Feature Surface Area (sq.tt.): Turf Non-Turf Hydrozones [Jt�kch �r�igation G��ster� Eifciertcy irrigation S�rsterr� E3esigr� ErrigatiQrt Tirtte E�letering S�Firnming r�aats / �Fas :�later Eeatures E}GCLFFt2P1�¢CIc:Ck i � F�u�Ef ,:'�� . . t V � 4 �� . i � "" .,.� a -� _c.r �:' ` '"i;-r i _ .-�. r , .��.:. � � i I � ' a " ' ,�:-�,.�. .�'".-c�. •6, - „i .,.... .-._ � .,.: .. ra._ �.. .... ,.. ._.�.,. Less than 25% of the landscape zrea is �d Yes turf ❑ Nc, See 1��ater Budget All turf areas zre > 8 r'eet ��ide �, Yes All tur` is pla nted on slopes < 25% � Yes At lea�t 80% of non-turf area is native Yes or lev,� +n�ater use piznts ❑ No, Se� \Nater B�dget P�znts are grouped by Hydrozones Yes �t least 2-inches of mulch cn �xpcsed �Yes soil sur�aces �G°� ETo (i0d% ETo for SlAsl �Yes No o��erspray or runo�f � Yes � System Efficiency > 70% ` Yes AUtGm�tlC, self-adjusting irri�atian I�v, f10L f�qulfeG' iOf Tiel' 1 controllers ❑ Yes f��oist�:re sersor/rzin sensor snutoiis �.l'es ho spra}�heads in < 8-ft vuide �rea � Yes System only operates bei��een 8 Pf•,! �Yes a n d 10 F�(�� Sepzrate irrigation merer � f�o, not requirec because < 5,000 sq.r"t. a Yes Co.�er highly recarFmended ❑ "es Nf� �Ivo,nat,equired �ecira�!a=ing ❑ Yes Less th�n 10% of landscape arz C� Yes Checklisr � Yes Lan�scap� �nd Irrig�tion Desien Plan D Prepared b� applicant . ❑ P�ep'�e� :'}` 7�Of2SSl:irlZ!. '�.�f'k�G�� 7'v��=t ��L��nc'.r �' 7� f� rreper�(1 bt aaa��t 1�.� / 1 �❑ � �2GZi �� h'�� i OTE�SIO�ic� ��_�•�._ . . � C�r ple�ed bY GPFlic�nt Fest-ins=aL��i� � �uoi; c�m i�t�d om � �� Ccmpleted bv pre�essional � �..a - �. , . _�..� �_ : . . � .,_. ,�. -,_ . :r-�__-- OUTDOOR WATER USE EFFICIENCY CHECKLIST . :- . . -. . .. Auditor: � Ma#erials Received and Reviewed: O�Water Conservation in Landscaping Ordinance 0 Outdoor Water Use Efficiency Cnecklist C�Outdoor Water Use Efficiency Checklist � Alater Budget � Water Budget Calculation Worksheets �Landscape Plan ❑ Plant List ❑ Post-Installation Audit ❑ Other: Date eviewed: `,.� � , �w, ��f c ' �' E ' � � . : _. Follow up required (explain): ❑ Drip irrigation �c��l�� Gv`'� ❑ Self-adjusting Irrigation Controller 0 Date Resubmitted: ❑ Plant palate Date Approved: ❑ Three (3) inches of mulch Dedicated Irrigation Meter Required: ❑ Soil amendment (e.g., compost) Meter sizing: ❑ Grading ❑ Pool and/or spa cover ❑ Dedicated irrigation meter ❑ Other: Comments: �� l�� /.�� .Z Selected De�nitions: Tier 1 New construction and rehabilitated landscapes with irrigated landscape areas between 1,000 and 2,500 square feet requiring a building or landscape permit, plan check or design review, or new or expanded water service. Tier 2 New construction and rehabilitated landscapes with irrigated landscape areas greater than 2,500 square feet requiring a building or landscape permit, plan check or design review. ETo Reference evapotranspiration means the quantity of water evaporated from a large field of four- to seven-inch tall, cool-season grass that is well watered. Reference evapotranspiration is used as the basis of estimating water budgets so that regional differences in climate can be accommodated. SLA Special Landscaped Area. Includes edible plants, areas irrigated with recycled water, surface water features using recycled water and areas dedicated to active play such as parks, sports fields, golf courses, and where turf provides a playing surface. Professional Professional is a"certified professional" or "authorized professional" that is a certified irrigation designer, a certified landscape irrigation auditor, a licensed landscape architect, a licensed landscape contractor, a licensed professional engineer, or any other person authorized by the state to design a landscape, an irrigation system, or authorized to complete a water budget, irrigation survey or irrigation audit. Water Feature A design element where open water performs an aesthetic or recreational function. Water features include ponds, lakes, waterfalls, fountains, artificial streams, spas, and swimming pools {where water is artificially supplied). Project Comments Date: To: From: January 13, 2012 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 X City Arborist (650) 558-7254 � Recycling Specialist (650) 558-727? � Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Design Review and Side Setback Variance for a new, two-story single family dwelling and detached garage at 1508 Cypress Avenue, zoned R-1, APN: 028-294-070 Staff Review: January 17, 2012 (Tues.) 1. No existing tree over 48 inches in circumference at 54 inches from base of tree may be removed without a Protected Tree Permit from the Parks Division (558- 7330). 2. Landscape plan is required to meet `Water Conservation in Landscape Regulations" (attached). Irrigation Plan required for Building permit. Audit due for Final. Reviewed by: B Disco Date: 1/17/12 Project Comments Date: To: From: January 13, 2012 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 0 City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7271 0 Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Design Review and Side Setback Variance for a new, two-story single family dwelling and detached garage at 1508 Cypress Avenue, zoned R-1, APN: 028-294-070 Staff Review: January 17, 2012 (Tues.) 1 2 3 Provide a minimum 1 inch water meter. Provide backflow prevention device/double check valve assembly — Schematic of water lateral line after meter shall be shown on Building Plans prior to approval indicating location of the device after the split between domestic and fire protection lines. Drawings submitted to Building Department for review and approval shall clearly indicate Fire Sprinklers shall be installed and shop drawings shall be approved by the Fire Department prior to installation. Reviewed by: s __ � Date: ��i�.� �� / Q Project Comments 0 City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 0 Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 �1PDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Design Review and Side Setback Variance for a new, two-story single family dwelling and detached garage at 1508 Cypress Avenue, zoned R-1, APN: 028-294-070 Staff Review: January 17, 2012 (Tues.) Any construction project in the City, regardless of size, shall comply with the City NPDES permit to prevent stormwater pollution from construction activities. Project proponent shall ensure all contractors implement Best Management Practices (BMPs) during all phases of construction (including demolition). When submitting plans for a building permit include a list of construction stormwater pollution prevention BMPs as project notes and include them as a separate full size pian sheet, preferably 2' x 3' or larger. Project proponent may use the attached Construction Best Management Practices (BMPs) plan sheet to comply with this requirement. Electronic file is available for download at http://www.flowstobay.org/bs_construction. php (Scroll about half-way down the page and click on Construction BMP Plan Sheet). Project proponent must complete and submit attached form, NPDES Permit Impervious Surface Data Collection Worksheet, along with plans during building permit application. For assistance please contact Eva J. at 650-342-3727 �� ,�E .� Date: To: From: January 13, 2012 =`;�UE Reviewed bv: �� Date: 01-17-2012 �!►� saN ��n-[e couutvwie� Water Pollution Prevention Program Llean Watec Heal;hy Community Construction Best Management Practices (BMPs) DOWNLOAD e-file at http://www.flowstobay.org/bs_construction.php Construction projects are required to implement the stormwater best management practices (BMP) on this page, as they apply to your project. Please note: the wet season begins on October 1 and continues through April 30. Materials & Waste Management Non-Hxzardow Myhriab ❑ Bcrm ond cover alaekpiles of aond, dirt or other cansuuciion malerinl with mrps when tnin is fortcml or if not oc�i�tly 6eing used wilhin I4 dnys. ❑ Usc (but dod� ove.u:e) reclaimed wamr for dust canttol. HaarAuua Materiib ❑ Lhel all hazvdma materials and halanlous �vasles (such as peslicides, pein�s, thinners, salcen�s, fue� oil, and au� eem) in acco�dance wiU� cily. county, sin�e snd Ibderd rcgulntions. ❑ Sto¢ ha»rdous malerinls u�d rvutes in a•ater tlght conminers, smrc in oppmpriate secondnry conwnmenl, end cover �hem nt Ihe end of e�rory �vark day or dunng �ve� �vcather or rvhen rnin is fomcmt. ❑ Follaw mmufxlurer'a applicaiian inctructions for hazvduus makrL�ls and be cueful nol lo um more Ih�n neeessnry. Do nol �pply chemicnb ouldoors w�hrn rain i� farecmt wiUin 24 hours. ❑.4rnngc for approprintc disposal of all Iwardous e•aems. Wutb Managcmcnt ❑ Core nsle disponal wmnincrs securely with terpe et the end o( ercryri� o�l dny nnd durmg rva wuther. ❑ ChecA wusle disposoi conminers Geeryenlly Cor leuks ond [o moke swe IAry ore rwt oceRlkd. Nerer hase doum a dumpsler on the C011LhYGl10� Sti<. ❑ Clwn or ¢plxc ponnbk milc6, and inepcct �hem Gequently Por Icaks nnd spills. ❑ Dispose of all rvns�es and dcbri properly. R<cycle maierials und westes Ihel can be mcycled (ei�ch u esphalt. concrcic, eggregoie bue makrials, w�ood. �'P boord, piPc. nc.l ❑ Disposc of IiquiA residuce from paints, Ihinncrs, sok�cnts, glucs. end elerning AuVAs es hor.nrdous wastc. Cun�tn�ction Enlrunce� and Perimeter ❑ Esbhlish u�d meinmin eReetire perimetcr conuols and slnhiliu all conswciion envences e�d csits m mlTicicntW connol wsion and eedimen��dischargex from siro and irncking o0'sia. ❑ S�veep or vxuum anr evmt troe4ng immediatch� md sccua sedimenl sawee la prn'eN f mher vxking Nn'er hose dorn svccts lo cleon up trsV;ing. Equipment Management & Spill Control �A„ � Miintcnwce and,Parkin6 � ❑ Dcsignnlc nn erca, fiticd with appropdatc BMPs, for whidc and equipmen[ p.cking end stoagc. ❑ Pedorm m jor mointemnce, repavjobs, and �chide and equipmcnt wsshing off:ile. ❑ If refuelieg m vchicle mnimmance nmst be done onsile. work in a bermed arta away fmm stom� dmins ond occr a drip pm big enaugh ro collm[ fluids. Rccycl< or dispott o( fluids u hvardo¢s mastc. ❑ ff ��chicic or cqwpmrnl cicaning must be donc onsi�e. cicnn .ilh waier only in n 6crmed uea Ihul will nol allow rinse tveter lo run mlo guliErs, sVttlt, stolm draw. or sutfnce ��'alers. ❑ Do noi dem vehicle or equipmeut onsite ming soaps, soh�enls, degrensen. sleun cleanin6 equ)pmenl. nc. Spfll Prtr'cnNon and Contml ❑ Rcep ipill deanup matuinis (rags. absorbents. dcJ availablc at thc conswuion site a� aIl timcs. ❑ Inspecl vehicles end equipmenl Gequently far u�d mpnu Ienkc promp0y. Use drip Pans Io cnlch Ienks until rcpa"ve ure mude. ❑ Clcan up spills or Ical:s immcdiatcW and dispasc of dcenup malcnnls pmpccly. ❑ Uo nol hofc down sucfaccs rchcrc fltids Mvc spillcd. Use M� clennup methods (ahsorbem ma�riNs, cat lilkr, md/or rass). ❑ Srvcep up spilled dry materials immedialdy. Do `rot trc m mash them amav wilh �eamr, or bvp� Ihem. ❑ Clcan up spills on din meas by digging op and properly diapoaing of conluminalcd soil. ❑ Repart si�iLcanl spills immedialely. You ue reqn'ved bc In�c lu rtport all sirniGennt alemes of hewdoua maknnls. including oil. To report a epill: 1) Diri 911 or your local emergency reeponse numbeq 2J Call 16e Govemor's Office of Eme�geecy Services Warning Ccntcr, (Rf10) R32-7550 (24 haurs). Earthwork & Contaminated Soils �t�,.�.` , , ��,� .. -"'_.y.�-+.2.r . � :�--�� fGC -.. � �' �� ";v'* .�� Erosian Control ❑ Schedule dnding eod ezcavation wark for dry weatLer ortiy. ❑ Subilvs dl dcnuded ueas, im�ill and meintnin iempomry er ontrols (mch aion control (abric1or bonded Gber matris) mlil vege�tion is eiteblished ❑ Sced or plant vegeation for crosion wntrol on sbpes or w6crc conmuction is �oc �m��e�smir �i��a. Sediment Contmi ❑ Protect sro`m dnin inleu, gmters, ditches, and dreins wi�h a r rute gc coureez pp op BMPs, mch u grnrol 6ass, fiber mIIF, 6etms, ck. ❑ Prcvenl eedimrnt Crom migmting oSaite by insnlling and mainmining sedimrnt wnnolc, mch u fibcr rolls, silt fcnccs, oc adimenl bacins. ❑ Keep excn��ted sail on Ihe eite n•here i[ ivill not collcct into the atcect. O Tmoefer escnvrted matenals to dnmp Itucia on ik nte, `wl in Ihe Nreel. ❑ Conwninatcd Soils ❑ If any of Ihs follonwg eondilions are obsen�e4 �n� for wmnmimtion and con�act �hc Rcgionol K'amr Quoli�y Conirol Boud: ■ Unusmi soil condifians, difcoloretion. or ador. ■ Abnndoned underyound tnnke. ■ Abundon<d wcllc ■ 8uried burels, dcbris, or hash Paving/Asphalt Work .��I �..., � ❑ Avoid paving end scal coetiny in n�e1 weatMr. or w6en rdin is Forccas[ befom f eh pavcment rvill have time to wre. ❑ cover sro(m Min inleu ana manAalee wheo �pplying seal coaL 1uk coaL slurty sed, fag seal, e�e. ❑ Collea e�d rzcycl< o� rppmpria�ely. dispo�e af exces� abmeive yavel or sand Da N07 swccp or was6 it into gulters. ❑ Do no[ use watm ta rvnsh doam hcsh osplult concrete pnvemenl. Se�rcuttin6 & A�p6Ylt/Cuncictc Rcmural ❑ Com IeteW cover or 6mirade am�m P droin ideb when saw culung Use 611er Dbric. caleh bum inlel fillert. or Srz••el bags b licp durty oul of Ihe stmm drain �vclem. ❑ Slio�cl, abosorb, or �acuum eur�ut tlwry u�d difposc of �11 rva�lc ae soon m you uc finished in onc location or u �M1c cod oFcech �vork day (whicheva is saancrll. ❑ Itsarvcul slwry emers a ca�ch buiR clwn it up immed'utely. Concrete, Grout & Mortar AppLc�hon ��' ' t * _,i; �i4, v i � r � — � ❑ Si a,o�.mi�, g u,�. d n a i� undcr ca�er, an pallcls and nway frnm drainnge arees. Theu momrisl: musl mvcr rcach a slurm �Lain. ❑ Wnsh oul concrcte equipmcnUtn�eks offsim a� in n canLvned arce, so thcrc �s no dischugc inlo We undcrlqing �oil o� onlo surtowding uea. Lei conemle herdcn and disposc of as garbogc. ❑ Collat We ivash water Gom mashing c<posed agg¢sale wnc¢te and ¢move it (or npproprinle dispoval oRsite. Dcwatering �;::��-�� _ �` � * "�� . J �� l „�j a �a � � �!.1I ��.. . � /� ..w.1 ❑ GReclively mnnege eIi furvon, all aff within 1he sile, �nd sll runoll'1ha1 discAnrges Gom Ihe site. Diven nu�bn reatcr from oQiilc awny f um all disnubed areas or oihern�se eneurc compliance. ❑ When dewatcring, no�ify md obuin approvil 6om the locel municipality bcfnrt diocharging aater Io a suctt gu[tcr or stomi Mm. Filtretion or divenion tLrough a bnsin, mnA, or aediment trep may bc rtqui�cd. ❑ In nress o[ l'J�uwn coMeminnlion, Itslin6 is rtqu'ued p�ior lo reuse or discharge of groundwalec Conzult with the Engineec to dctcnnim whcthcr msting is rc�uircd and how to interprct remlm. Conwninnted groundw�occr must be vcatcd or haulcd off-siic for proper disponl. Storm drain polluters may be liable for fines of up to $10,000 per day! Painting & Paint Removal '�? 4r-K- K-. _ � } , � �� r : ��"'� �`:.,� "�*>""' ��' � . Paintln� cicanup ❑ Ne��cr eken bfushes or rinu paint coomic�cre inm . strecC gv�mr s�ofm a+a�q or smfxe rve¢rs ❑ For wat<r-bazed pninlc painl oue bnishes to Ihc ealcntposs�bl<. Rinsc lo IAe mvita�� sewer a�ce yau ha�'e geined permission Gom Ihe locol a�asleoahr trcatmcnt wlharih�. Ncvcr pour point do�m a dmin. ❑ For oiI-bosed pein�, paim out brushes to Ihe e<Icnt possibic wid clean wilh Ihiuner ar ¢olr<nl in a pmper wnmincc fihcr nnd sc Ihinncrs and salvenis. Uispose of residue md unus�blc thinncJrolvents us h.w�rdons waste. Paint �emoval ❑ Chcmicol pnint svipping ¢siduc ond chips nnd dust from marine pninls or painle conleining lend or Iri6utyltin must be disposed uf us huardou.� wastc. ❑ Painl chi s and dust Bam non•ha»rd om P dn� stripp�ng nnd sw�d bluting ina}• bc swcpl up or colkcicd in pincuc drop cbNs and disposed oC as trash. Landscape Materials r ..,,4,y `S ��,, �9 r � r�`��.�t::ks '�� _!�C �.'.' i �,, ❑ Conmin stockpiled Inndscaping matcrids by� sloring Ihem under terys when lhe}� ere notoctively bcing used. ❑ Stack erodi6le landsropc moterial on pe0ets. Cover or swre ihese maicrials �vhcn thry uc �wt ac�i�ely 6cing used or applicd. ❑ Dizconunue applicalion of anv erodible landscape maleriel �vithin 2 dnys before a Corcc4Cl rain e.snl ar during �rel �vealhn. /-: � .'-� r v"�.. <�- � i , ,{ ! �. � s 3_ : ...... . . �—_ COMMUNITY DEVELOPMENT DEPARTMENT • 5O1 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: � Design Revie�v ❑ Conditional Use Permit ❑ Variance ❑ Parcel #: 028-294-070 ❑ Special Permit ❑ Other: PRo�Ecr ao�REss:1510 CYPRESS AVE. (LOT 7) 0 Please indicate the contact person for this project APPLICANT project contact person ❑ PROPERTY OWNER project contact person ❑ OK to send electronic copies of documents ❑ OK to send electronic copies of documents ❑ Name: CYPRESS AVE. INVESTMENTS LLC Name: SAME AS APPLICANT Address: PO BOX 117697 City�state�zip: BURLINGAME, CA 94010 Phone: 650-347-3625 Fax: 650-581-1742 Address: City/State/Zip: Phone: Fax: L ; 5 (,�� c— �% � �.��i . �G i+/� E-mail: `� __ _ E-mail: ARCHITECT/DESIGNER project contact person ❑ OK to send electronic copies of documents ❑ Name: JAM ES C H U Address: 55 W 43RD AVE. city�state�zip: SAN MATEO, CA 94010 Phone: 650-345-9286 x 104 � .�,/ � � � � � Fax: 650-345-9287 ._' �''� I 2? 0 i 2 E-mai�: JAMES@CHUDESIGN.COM * Burlingame Business License #: PRo�ECT �EscRiPrioN: NEW RESIDENCE / DETACHED GARAGE AFFADAVIT/SIGNATURE: U er b best of my knowledge an� beli f. Applicant's signature: y v I am aware of the proposed application Commission. Property owner's signature: CIT�� Gr �JR�_I�;GAME �..i�}D-Ui�;NNI`�G DiV. of perjury that the information given herein is true and correct to the �I'�% above app � to submit this application to the Planning Date: 1.,1�i,(� Date submitted: I � � ?' � � * Verification that the project architect/designer`tfas a valid Burlingame business license will be required by the Finance Department at the time application fees are paid. ❑ Please mark one box above with an X to indicate the contact person for this project. S:�Handouts�PC Application 20o8-B.handout P Project Comments Date: January 13, 2012 To: [� City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From: Planning Staff ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Subject: Request for Design Review for a new, two-story single family dwelling and detached garage at 1510 Cypress Avenue, zoned R-1, APN: 028-294-070 Staff Review: January 17, 2012 (Tues.) 1. See attached. 2. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. 3. Applicant needs to contact City Arborist regarding the relocation of sidewalk area around trees in the planter strip. Reviewed by: V V Date: 2/02/2012 : ' �:� �LIC WORKS DEPARTMENT ENGINEERING DIVISION PLANNING REVIEW COMMENTS �„1�',�' �-j�%—y�"� Project Name:S� �„� �PP�cu� Project Address: _ � �-� ��ti-�s�' ::�i}.crvving requirements apply to the project _�._�� A property boundary survey shall be preformed by a licensed land surveyor. The survey shall show all property lines, property corners, easements, topographical features and utilities. (Required prior to the building permit issuance.) �-;�,ri" 2al�i� a-e�� =�v ��,G L�a P yi � �S��v c�� -u�-��i�. _ ._� The site and roof drainage shall be shown on plans and should be made to drain towards the Frontage Street. (Required prior to the building permit issuance.) :�. The applicant shall submit project grading and drainage plans for approval prior to the issuance of a Building permit. 4 The project site is in a flood zone, the project sha11 comply with the City's flood zone requirements. 5 � A� tary sewer lateral � is required for the project in accordance with the City's standazds. ( � 6. The project plans shall show the required Bayfront BikelPedestrian trail and necessary public access improvements as required by San Francisco Bay Conservation and Development Comxnission. % Sanitary sewer analysis is required for the project. The sewer analysis shall identify the project's impact to the City's sewer system and any sewer pump stations and identify mitigation measures. � .a� Submit tr�c trip generation analysis for the project. �- _,� Submit a traffic impact study for the project. The traffic study should identify the project generated impacts and recommend mitigation measures to be adopted by the project to be approved by the City Engineer. �� E. _. The project shall file a parcel map with the Public Works Engineering Division. The parcel map shall show all existing property lines, easements, monuments, and new property and lot lines proposed by the map. Page 1 of 3 li: , �� , �,�.t cfevelopment�PLANNING REVIEW COMMENTS.doc �' t_;��aIC WORKS DEPARTMENT ENGINEERING DIVISION ' � _.._� A latest preliminary title report of the subject parcel of land shall be submitted to the Public Works Engineering Division with the parcel map for reviews. � � �_ n� Map closure/lot closure calculations shall be submitted with the parcel map. �� _� The project shall submit a condominium map to the Engineering Divisions in accordance with the requirements of the Subdivision Map Act. �� The project shall, at its own cost, design and construct frontage public improvements including curb, gutter, sidewalk and other necessary appurtenant work. 15 The project shall, at its own cost, design and construct frontage streetscape improvements including sidewalk, curb, gutters, parking meters and poles, trees, and streetlights in accordance with streetscape master plan. 16 By the preliminary review of plans, it appears that the project may cause adverse impacts during construction to vehicular tra�c, pedestrian trafFc and public on street parking. The project shall identify these impacts and provide mitigation measure acceptable to the City. 17 The project shall submit hydrologic calculations from a registered civil engineer for the proposed creek enclosure. The hydraulic calculations must show that the proposed creek enclosure doesn't cause any adverse impact to both upstream and downstream properties. The hydrologic calculations sha11 accompany a site map showing the area of the 100-year flood and existing improvements with proposed improvements. 1 f� � Any work within the drainage area, creek, or creek banks requires a State Department of Fish and Game Permit and Army Corps of Engineers Permits. 19 No construction debris sha11 be allowed into the creek. 26 � The project shall comply with the City's NPDES permit requirement to prevent storm water pollution. 21 The project does not show the dimensions of existing driveways, re- submit plans with driveway dimensions. Also clarify if the project is proposing to widen the driveway. Any widening of the driveway is subject to City Engineer's approval. 2�. �__ The plans do not indicate the slope of the driveway, re-submit plans showing the driveway profile with elevations Page 2 of 3 U:\private cievelopment�PLANNING REVIEW COMMENTS.doc , � `�: �3I,IC WORKS DEPARTMENT ENGINEERING DIVISION - The back of the driveway/sidewalk approach shall be at least 12" above the flow line of the frontage curb in the street to prevent overflow of storm water from the street into private property. --.---- For the takeout service, a garbage receptacle shall be placed in front. The sidewalk fronting the store shall be kept clean 20' from each side of the property. For commercial projects a designated garbage bin space and cleaning area shall be located inside the building. A drain connecting the garbage area to the Sanitary Sewer System is required. Page 3 of 3 •-�:��, development�PLANNING REVIEW COMI��NTS.doc Date: �� Revised Plans Submitted February 9, 2012 ❑ City Engineer (650) 558-7230 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ C�ty Attorney X Chief Building Official (650) 558-7260 ❑ Parks Supervisor (650) 558-7334 From: Planning Staff Subject: Request for Environmental Review and Design Review for a new, two-story single family dwelling and detached garage at 1510 Cypress Avenue, zoned R-1, APN: 028-294-070 Staff Review: N/A No further comments. All conditions of approval as stated in the review dated 1-18-2012 will apply to this project. Reviewed by. Date: 2-22-2012 Date: To: January 13, 2012 ❑ City Engineer (650) 558-7230 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From Planning Staff Subject: Request for Design Review for a new, two-story single family dwelling and detached garage at 1510 Cypress Avenue, zoned R-1, APN: 028-294-070 Staff Review: January 17, 2012 (Tues.) 1) 2) 3) On the plans specify that this project will comply with the 2010 California Building Code, 2010 California Residential Code (where applicable), 2010 California Mechanical Code, 2010 California Electrical Code, and 2010 California Plumbing Code, including all amendments as adopted in Ordinance 1856-2010. Note: If the Planning Commission has approved the project prior to 5:00 p.m. on December 31, 2010 then the building permit application for that project may use the provisions found in the 2007 California Building Codes including all amendments as adopted in Ordinance 1813. On the plans provide a copy of the GreenPoints checklist for this project at full scale. Specify on the plans that this project will comply with the 2008 California Energy Efficiency Standards. Go to http:l/www.energy.ca.qov/title24/20Q8standards/ for publications and details. 4) Place the following information on the first page of the plans: "Construction Hours" Weekdays: 7:00 a.m. — 7:00 p.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Holidays: 10:00 a.m. — 6:00 p.m. (See City of Burlingame Municipal Code, Section 13.04.100 for details.) 5) On the first page of the plans specify the following: "Any hidden conditions that require work to be performed beyond the scope of the building permit issued for these plans may require further City approvals including review by the Planning Commission." The building owner, project designer, and/or contractor must submit a Revision to the City for any work not graphically illustrated on the Job Copy of the plans prior to performing the work. 6) Anyone who is doing business in the City must have a current City of Burlingame business license. 7) Provide a fully dimensioned site plan which shows the true property boundaries, the location of all structures on the property, existing driveways, and on-site parking. 8) Provide existing and proposed elevations. 9) 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. 10)Show the distances from all exterior walls to property lines or to assumed property lines 11)Show the dimensions to adjacent structures. 12)Obtain a survey of the property lines. 13)Indicate on the plans that exterior bearing walls less than five feet from the property line will be built of one-hour fire-rated construction. (2010 CBC, Table 602) 14)Rooms that can be used for sleeping purposes must have at least one window or door that complies with the egress requirements. Specify the size and location of all required egress windows on the elevation drawings. Note: The area labeled "- Den" is a room that can be used for sleeping purposes and, as such, must comply with this requirement. 15)Indicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. 16)Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable lot coverage. Consult the Planning Department for details if your project entails landings more than 30" in height. 17)Provide handrails at all stairs where there are four or more risers. 18)Provide lighting at all exterior landings. 19)The fireplace chimney must terminate at least two feet higher than any portion of the building within ten feet. 2010 CBC §2113.9 NOTE: A written response to the items noted here and plans that specifically address item 13 must be re-submitted before this project can move forward for Planning Commission action. �^ Reviewed by: �=---_-____-.. �-.:� �--� ��_i Date: 1-18-2012 � `� `r Project Comments Date: Revised Plans Submitted February 9, 2012 To: � City Engineer (650) 558-7230 � Chief Building Official (650) 558-726Q X Parks Supervisor (650) 558-7334 From: Planning Staff 0 Recycling Specialist (650) 558-727? � Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Subject: Request for Environmental Review and Design Review for a new, two-story single family dwelling and detached garage at 1510 Cypress Avenue, zoned R-1, 4PN: 028-294-070 Staff Review: N/A � 1. Complete and sign attached Tree Work Plan for removal of oak tree. ,�(' 2. Irrigation Plan due for Building Permit P Reviewed by: B Disco Date: 2115/12 City of Burlingame - Parks & Recreation Dept. 850 Burlingame Ave., Burlingame, CA 94010 BURLINGAME phone: (650) 558-7300 • fax: (650) 696-7216 � recreation�a,burlingame.org TREE R'ORK PLAN LOCATION OF R'ORK NAME OF APPLICANI'/AGENCY ADDRESS OF APPLICt�1VT DATE �Q„�, ° u�°`«„ � � 3 � �-, �,-° •�'`��a w r.�" EXPIRATION DATE A separate plan is needed for each tree. For groups of trees of the same species with similar needs, one plan will su,�'fice 'IS-ee Species: Pruning Ob�eetives: O Improve Sh�uctural Strength and Reduce Failure Potential O Provide Clearance for Pedestrians, Vehicles and Structures O Improve Safety for People and Property O Line Clearance T�pe of A'ork: O Improve Aesthetics O Repair Damage O Reduce Maintenance 0 Remove O Plant O Thin O Reduce O Clean O Raise O Restore O Stump Removal (Contact USA prior to srimp removal) Description of R'ork: (Please us back of form for additional comments) Not more than 25% of the crown shall be removed within an annual growing season. In cases where more than 25% of ihe crown needs to be removed, such as to reduce the potential for structural failure, a qualified arborist shall make an assessment of the amount of pruning needed to abate ihe hazard All tree removals shall be made at least 19" below adjacent curb elevation. This permit allows the applicant to remove or prune the above listed tree(s) in accordance with the provisions of the Urban Forest Management Plan. By signing this permit, the applicant agrees to comply with all conditions listed. Permission is hereby ganted to perform the above work. All work shall be performed in the manner specified by the Parks Division. The City shall not be made liable for the acts of private persons or their contractors upon city streets or public places by virtue of this permit. Contact the Parks office at 650-558- 7330 when work is completed. PERMITTEE PARK SUPERVISOR ��lT�QC�F� �,�(��F� C�SE ��lCi��lG'� ��E�� 1 ce�ti`ry;tl- � �r Signayur,e e subjec ro�� the specified requirements or the Water Conservation in Lzndscap�,ng C�; cinance. �lc�.��/ � V � � Date ..�.....-.- ---- __ . _.. .. .. _ Single Famity ❑ Multi-Family ❑ Commercial G Institutional ❑ Irrigation only ❑ Industrial ❑ Other: Applicant Name (print): �� Contad Phone =�: (,QJ� '" � � � Project 5ite Address: �� G�t�� . Project Area (sq.ft. or acre): �� of Units: � # of Meters: � -' - Totai Lan�dsca e Area (sq.ft.l: '"�.�` E" r` � � -� � / — ; �. fi � i�I. rs - F�.,, s ^ r -�` n� f'^i �� J t��= � L / i� � F 1 1 c -�� _� �+ �.}- - z YJ�� `�+ , ��'� �' F ` ' '_ ' `� Turf Irrigated Arez (sq.ft.): - r , : - � � � i,` � , ' -.�, � , � t�on-Turf Irrigated Area (sq.ft.J: �� p v-� - =F�` ` ' Special Landscape,4rea (SLA) (sq.ft.): - �.n� _ r � _ e � , � -_y , ..- 4 �" • � 4 y- V�zter Feature Su �acF �.�ea !sy.=.?: , _ - _ - , ,� �i_...-__- . .- -- . ^"-- - - . . .- - + _ _ ci" i4 3 �- �� _., a. - _ _ � - ' .,' � . � - i - ,t .-. ,. i-:- � - -- — Turf Less than 25% o' the !an�scap� a��z is Yes ��rf ❑ Nc, See V��ater Budge� All turf areas zre > 8 Teet vride Y s All turf is planted on slopes < Z5% Yes (Von-Turf At least 80% of non-turf area is native Yes or lo�v v<<ater use plznts ❑ o, See \R�ater Budget Hydrozones Plznts are gro�ped by Hydrozones 'es �,+_ lerst 2-inch�s of m��ich cn e;:pesed Yes ��kuEch soil sur`ac�s Errieat'tnn ��ster�t EEficier�c�; 7G°�5 ETo (100% Eie for SL,Gs) Yes No ov�rspray or runoff Yes [rrigation Systeet� Qesign SystEm efficiency > 7Q% Yes Autcr�atic, self-adjuscing irrigation f�o, not required �erTler 1 centrollers � Y s � ��oistvre �ensor,�rain sen�ar s� ut�rs Yes � No sprayheads in <�-ft vvide �rea Y�s `:lrriga�icxn Tit�rte 5ys�em oniy cperates be��;�een 8 P�.h Yes anc 10 /�(�4 � � _ I�fe'�eC[Rg 5epzr=_te irrigzticn mer�r f�D, �OC �E^yUli?G FECBUS? < �,�Q�j S�.it. 5��,�irnEning Fools / 5pas �Co:�er highly recornmer�ded ❑ �l'ES ❑ �� S �, =''[� C� f�n, not required _ �,_. " :�'ater Fea�ures ��ecircu!zting D Y�s _ ____ � =�� Lessthan �0%ci landscape area � Yes '`Q,' ' � Qac�!�ert�ti�n Checklist Yes `� -` � ` Landscap2 �nd L rgation Desi2n Plan �Prepared b•. appiicant � ' Q �L� Prepol"EC.% w;' �!'CfE'SSIC•I'�� i"' "�� 1 il fF••�`-' 4��:�r �4��€�t joprior,al; � rrepared b�� applicant `� ��'�,�t�,.�j C� Pr2pared by prcre�sional - _ "_ � Fes�-in_�talla�ior� audi* compie�ed f Complei_d b�� apelic�nt �`:� �-i'�� -. �1�C`FL - .. f � C�mple�ed bv prc�essional = � � --.-�: . - — � Y U� bU=�ifJuF�F��E Ci.�U-PL �..'`.�';V� �i'�, Project Comments Date: To: From: January 13, 2C12 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 X City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for aesign Review for a new, two-story single family dwelling and detached garage at 1510 Cypress Avenue, zoned R-1, APN: 028-294-070 Staff Review: January 17, 2012 (Tues.) 1. No existing tree over 48 inches in circumference at 54 inches from base of tree may be removed without a Protected Tree Permit from the Parks Division (558- 7330). 2. Landscape plan is required to meet `Water Conservation in Landscape Regulations" (attached). Irrigation Plan required for Building permit. Audit due for Final. Reviewed by: B Disco Date: 1/17/12 Project Comments Date: To: From: January 13, 2012 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 Planning Staff � Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 0 NPDES Coordinator (650) 342-3727 � City Attorney Subject: Request for Design Review for a new, two-story single family dwelling and detached garage at 1510 Cypress Avenue, zoned R-1, APN: 028-294-070 Staff Review: January 17, 2012 (Tues.) 1 2 3. Provide a minimum 1 inch water meter. Provide backflow prevention device/double check valve assembly — Schematic of water lateral line after meter shall be shown on Building Plans prior to approval indicating location of the device after the split between domestic and fire protection lines. Drawings submitted to Building Department for review and approval shall clearly indicate Fire Sprinklers shall be installed and shop drawings shall be approved by the Fire Department prior to installation. Reviewed by: �� Date: � �.�-� Z Project Comments Date: To: From: January 13, 2012 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 Q NPDES Coordinator (650) 342-3727 Q City Attorney Planning Staff Subject: Request for Design Review for a new, two-story single family dwelling and detached garage at 1510 Cypress Avenue, zoned R-1, APN: 028-294-070 Staff Review: January 17, 2012 (Tues.) Any construction project in the City, regardless of size, shall comply with the City NPDES permit to prevent stormwater pollution from construction activities. Project proponent shall ensure all contractors implement Best Management Practices (BMPs) during all phases of construction (including demolition). When submitting plans for a building permit include a list of construction stormwater pollution prevention BMPs as project notes and include them as a separate full size plan sheet, preferably 2' x 3' or larger. Project proponent may use the attached Construction Best Management Practices (BMPs) plan sheet to comply with this requirement. Electronic file is available for download at http://www.flowstobay.org/bs_construction. php (Scroll about half-way down the page and click on Construction BMP Plan Sheet). Project proponent must complete and submit attached form, NPDES Permit Impervious Surface Data Collection Worksheet, along with plans during building permit application. _ s,. r+..,.. r..,.� i For assistance please contact Eva J. at 650-342-3727 Reviewed by: �D � �� Date: 01-17-2012 �� :. �t..�' : �.;.,`. � ��j � JAN � t� ��!? cin oF t;��zu^�,�a�,�� CDD-F!s�,r�r.?��;c� � �v ,• �.� SAN I�nTrO f.01;uiYWICE Water Pollution Prevention Program Llean Watec Heal;hy Communiry Construction Best Management Practices (B1WIPs) DOWNLOAD e-file at http://www.flowstobay.org/bs_construction.php Construction projects are required to implement the stormwater best management practices (BMP) on this page, as they apply to your project. Please note: the wet season begins on October 1 and continues through April 30. Materials & R'aste Management l�, , � ..�� i - 4j�',�, M � .��+��'•�_,','n6 J J � ` � ��, � Non-H�zardoue Mticriale ❑ Bertn nnd cover slackpiles of sand, dirt or olher ConzWclion malerinl w•ill� Wp5 ��hCn (lin IS (OrcCacl Of iIn01 acln'CIv betng u3Cd Wllhin 14 days. ❑ Uzc (bm dadt ovcrosc) rccl.imcd �va¢r for dust control. HuorAnut MalcriWr ❑ Lebel all luzudo�u mn�crials and hemnlous rvasles (such as p<alicides, yeinls, thinn<rs, soh'cn�c, fuel, oil, and nnlifree'¢) in accord�nce witL ciry. counry. s�am nnd fedenl rzgWniions. ❑ Smrc hn�ardaus materi�l� and �vasms in watcr iight conwiners, em¢ i appmprin�c scwndnry conwnmcn� and cover Ihcm �[ Ihc cnd o! n•cry rvork da+� or during rvet �vca�her ar �vhen rtin i� forecut. ❑ Follow monufaclurcr'� apPliwlion incvuctions for hu.vdaus 1 nol lo usc more Ih n ncccss . Da nol malcrials and be carcfu ury epply chemiub oWdoor� when ram ie [orccml wuhm 24 6ours. ❑ Arrange for appropriete disposal of all hv�rdous wnstes. Wafle ManaAement ❑ ca.« �.d�� a��osai �o��n�.:.«�iy w�m wP. s� m< <�a or ercry �vork dny a� dunng �vct wnihcr. ❑ Check wosl< Jispusol containers frtquenlly (or kol:s und lu mnAe swe Ihry nrt nol ocerf Iled NCYCf F1p5C LOKT d CWIfp51Cf 0111IIC COIIThLLIIOII SIIC. ❑ Clean or rtplace pahablc ioilcis, and insQcct �hem frcquently for Icaks ond sD��s. ❑ Disposc of all �va�ics md debris properly. Recycle melerials md westes thel can bc rceydeJ (sikh u esphalt. conerele. aggregale base molerioln, wood. �'P bonrd. pipc. ctc.) ❑ Dispasc of liqu�d ¢sidua fwm paintz, ihinncrs, solccnts. glucs. and clenning Iluidz ns hv.nrJoue wastc. Cunftniclion Enlrynce� unJ Perimcter ❑ Esl�hhsh .nd mnmmin cRecrirc perimeter controls a�d s�i6ilize all nswciion envences end csits m sulTcicnth rnnrco� crosinn and scdimcm-discMrgcc !rom eitc and vncking aB"sitc. ❑ Swecp or vxmim nm• etrcet trocl:ing immediateh� and aeure serlimcnl aouae lo pre� en� further tracking Nerer hau down svicea �o cleen up irocAing. Gquipment Management & Spill Control �'a:'wls, ��A's. � `� �� . � ��. Miintm�ncc �nd Parkin6 ❑ Deeignem �n erea, fined with eppropnam BMPe, (or �xhieie and equipmcnt puking a�d namgc. ❑ Perform mnjor maioteroue, repeirjobs, nnd vehicic end equipmenl �vashing aLl:ile. ❑ Itrcfueling or vehide mninten�ncc must be done onsiia work in a bermed mxo e�var Gom �iorm drnins and ovcr o drip pm 6i6 enough m collcct fluids Recycic or dispose o( Buids u hvardaus �rnste. ❑ if.�ehicle or cqwpmenl ckaning mus� bc donc onsirc. clenn wiih waier only in n bermed uen �hat will mt illow rwe weler to run inlo gultea, streeL�, stalm drains. or swface �.amrs. U Do not clem vehicle or aquipmenl onsile iuing soaps, sol�cnb, degaaurs, stcam clwning cquipmcm, cic. Spill Prtvcnlion �nd Contml ❑ f:cep spill eleanup materinls (rags. absorbenu. elcJ avail�blc at thc conswc�ion site e� all tlmcs. ❑ Inspecl vehicles md <quipmeM Gequently for o�d repair Icaks promptly. Use drip pnns lo catch lenks unlil repau mnde. O Clcen up spills or Icaks immcdiatcly end disposc of cleenup mntcrinls pmpcdy. ❑ Do not hose down surCeces rchcre fluide hnve epilled. Use dq deenup methods (absorbem mamnals. w� lilkr, and/or mgs). ❑ Srveep up spilled dry m�krials immediaml}�. Do no� vp to mash th<m aa�ay wiU �cam�, or buq Ihcm. ❑ Clcan u� sp�ils on dut arcu by digH�n6 up azd proped} dispoeing oCcontnmineted eoil. ❑ Repon significant spills immedialely. Yau ue myuired M• Li�e lu mport all signifieant alensea of hnwdouc mal«inia. in<luding oil. To repon a apill: l) Oal 9I I or rour local emergency response numbec Z) Call ihe Govemor's OtTice ofEme�geecy Scrvices 1Varning Ccnitr, (R00) R32-7550 (Z4 haurs). F.arthwork & Paving/Asphalt Work Contaminated Soils �� ... � #- F� "'_i---•. . lC"��- �,�Q �4�.Y-�ihR�l' � {�`. _��K �'s??,<.p.a,r..,�.-„�. . ' Emsion Control ❑ Schedule gnding sod ezcavafion work for dry wcolhcr only. ❑ Sle6il�v.c nll denuded uess. iacinll �d mainlnin tempomry er on convoU (�uch ee emaion conlrol f�bric'or bolded Gba matrisJ uneil vegebUan is sublished ❑ Sccd or plml vcgelntion Car crosivn LO�VDI OII SIOPCf Ot WhCft COIISlT11Ch01115 �o� �m��d�.uiy �i��a. Sediment Cootmi ❑ Prolect sro`m dnin inlels, gutters, ditchCa, and drtinagc rourscs with nppropriatc Bb1Ps, soeh u grncl bage, fiber rolls, xrm:, e�o. ❑ Pmvent sediment Gom migrming o6site M; irtculling and maint�ining sedimed tontrols, mch ss fiber mlls, silt fenea, or udimenf 6uins. ❑ Kecp excnatcd aoil on the eitc rchere it ieill nol coliccl into Ne shcet ❑ Tnnsfer escavated m�Icnals tn dump INcks on Iht slte, nai in Ilte 6�at1. ❑ Contaminoted Soilz ❑ If my o! Ihe followmg condilions uc obsen•ed tat for conmmination and conlxl ILe Acgionul R'a�er Qmlity ConwlBoazd: ■ Unususl soil conAitions, discoloralion. r odor. ■ Abmdoned underpound tmJcs. ■ Abandoned welle ■ Buried bartels, debris, or haeh. � A�•oid p.ving end xal coating in icd �cnlhcr, or whcn rain is forecast bcCoic ficeh pnvcmcnt rvill hav< timc to curc. ❑ COVC( 9IOM �111 N�CIi Nd 1118�IO�CL whcn npplyin¢ xnl toel mck weL alurty :�d, ros,��, �m. ❑ Co0<a md mcycle or eppwpriately dispose of excesc aM1msive g�acel or sand. Da NOT rncep or rvesh it inro guttcrs. ❑ Do noc uae �valcr ro�vesh dowm hesh nsphnit roncrtte pnwment Sen�cutfing &AephalUConcrch Rcmw�al ❑ Com lelelv cmer or burtic�e �lorm D drnin idele whrn saw cultmg Uae filmr lebrie. ealch bmin mlq Gl�ers or gra��el bogs to keep slurry oul o! We s�urm dmin ry�lem. ❑ Sho�cl, ebosorb, or �xuum saircut siufry and dispose o(all �vasic as coon ss you arc finishcd in onc loc�tion or nt thc cnd of ceth �vork day (whichcvcr is soomrll. ❑ If ea�vcul rlwry enlers a celch basin, dcan it up immcdiately. Concrete, Grout & Mortar Apphcahon � ,. �.1�;, % �'' ,�."'Si {'.3` �...�.. r�. �1 ❑ Sl rc concmlc, g t and mo�.ar undcr cavc�, on pallck nnd uway Gam drainngc uess. Thea meleriels moat nerer reach o srorm dr in ❑ WneA out concrek equipmcnVimcks offtih or in n conlaincd arce, so thcro i� no discher6c into Ihe undcrlping soil or onW su.rounding ueu. Let co�mte herden and dispose of u garbngc. ❑ Collecl We �va:h wnter Gom �veshing exposed aggrega[e conc¢le and removc it for appmpriale disposal oRsite. Dewatering �', i { Yi_l ;?� � `�� \ <� ; � � �-'�i��`*� +�� ❑ Lffeciively mnnnge all runbn, oll runotfrviWin the sile. end nll runoQlhni discharges from Ihe sitc. Divert run�un mater Gom offsilc away from all disturbed arees u� olhernise ensur< camplinnce. ❑ Whcn dcn�amring, noti(p and o6�ain approval6om Ihc local muniupality bePom dischuging water m n strcet gutter or rttorm drsin. Filtratlon or divertinn th`ou56 a bnsin. tank, or ecdimrnt vep may bc rtquircd. ❑ In nress ot known con�unina�ion, Icsling is rcquved pcior lo rcuse or discharse of �y'oundwa�er. ConsWt rvieh Ihe Engineer to dc�crtnirc whe[her �esiing is rcquircd and how to inkrpre[ resultc. Conteminrtcd grounduat¢r mus� bc «catcd or haulcd off-silc (or proper disP�sal. Storm drain polluters may be liable for fines of up to $10,000 per day! Painting & Paint Removal � �. ;:.� �.Y: } � � ! _ � _' �� w �; . � C � ` �.,,...—"' �--•-. PainHnb ckanup ❑ Nceer ckm bmshes or rinu paml coabiKn �nm � aticc� 6vncr nonn dti1R or suf/�OLe 1Y8[C!6 ❑ For wuler-bucd pomt�, pain[ on[ bmshes to the ex�em possibie. IWse io tAc auilary se�ver once you ha�'e gained permission fmm Ihe lowl h•arnwater o-nm�rnt nuthoriry•. Ncccr pour poiut dmm n dmin. ❑ For ail-Lnsed peintr, puim out brushcs ro �he ecmnt passible a�d cknn wiih ihimer eolvenl in a p�nper conminer. Fihcr nnd rtusc Iltinncrs nnd solvrnis. llisposc af rtsidue uud unusable thinner/solvents os hazvdous wnste. Painf rtmaval ❑ Chemicnl paim stripping rcsidm nnd chips nnd dusl Crom marine paints or painU conlaining le¢d or tri6utyltin musl be diryosed of o� huardou� wacte. O Paml chips and Ausi from non-hv dous dry smppmg end snnd bluting may be swept up or collected m plazuc drop cloths and disposcd otes insh. Landscape Materials ry ."�: ,S �*.,r"S.�l . ,^i�. ,i� rt i � � c- �� ..-�ri�.��,�...� � �r�'� � � `� ❑ Conlnin rlockpiled landscaping materialz 6p slaring ILem wder Ieeps w-hen theg ue not nc�i��ely being usul. ❑ Smck erodible Imdscapc maccri�l on pellcis. Corcr or sbrc thcsc matcnals nhrn tlsy uc �wt eaircly 6cing uscd or applicd. ❑ Discontinue upplicn�ion o(my crodible Undscnpe mnlerial �vilhin 2 dm•s bePo¢ a Corecosl min errnt ar during �vet �vealhe�. City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 • www.burlinqame.orq CITY '`r � � i rY.�� .,�� ,, o�. CITY OF BURLINGAME CONDITIONAL USE PERMIT APPLICATION The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.52.020). 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 proposed use at the proposed location will not be detrimental or injurious to properiy or improvements in the vicini� or to ublic health, safety, general welfare or convenience. ;' �) � i�'ti ��s� CU �'�� i,� � I,�-S � - i'F. � in�L � i I S �O �`(i.0 o r�� ,U ��1.� 5�-� �.� 'f �l� 5� itk- �'�� {--��-'�' �..��-r� (;��-�c�c�s� �,�� -� �E �j e� � �� -�� A w� 2u,�i�f� (�. l��U- � I�� w'��S'C S I' � IZ i�� =' r i,(,� 1--� �t� tvl. i(,� (�l-t� � S �jZ � �� ,t L� � i I�� 1 lW 1 LI., 1 J� t��" � d E i � t t v L E r. IT/k l� ��- � .� �. �U-� � � �� -t'� � � i'� P� �-<� � � � r;�n, r'�o�� ,��(`r-s �r � .T�� t � i ��►� T� o� � v ��f-� C, �E�c�.-r��k�� 1�,s�� L�G-�� f� � LEJiSIJ�i ��CE . 2. How will the proposed use be located and conducted in accordance ith the Burlingame General Plan and Zoning Ordinance? -f�- ��'U I'G� �� '�`� S t � � G� 1-� �G� ci-l.. i �..-' � (i �vl,�i� 4c �� 4-� �-!'�'-�E � (..1� � -�tk � ��J �-I� C: �' 2D/, r�� 1.1� /9� �:i,� k S S ��C E.-F � S � r, /Sr �U �� C� i-- � � Ic�cvl�: � �� I�L� `� � t _r(k T�� G � -( � �z� f'��.�� J..� � �1 . _, �� :�,� � �� l ��s��se� - 3. Rev 06.2007 How wi/l the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential use on adjoining roperties in the general vicinity? �(�G 2 hl �;a� �� t�� S� ��.1� u�l�`7 �,f� � S �'l�l�l s� Sc- �� vi�a ��C c r.�� s� � � � � � � �r�.��c � � �� s-r �� ; �J Dc�j�vrr�r��G� i �G��-r� �� ,� - -��1� S Z � �t�:.l.� i � ('� � � s � �—r �d�� ` ` � t t��1� � (� �_� i"�{= - ., `� � [�; ��i s � �s � � -�'t-� 7" � � a -� (.� �.- G (1� �'� ik G � ( C �-f� � s n.�� t� � A � D-C�� `' �i� -i�c.kE, I�.0 wl�`� H� � �,1� � (,��,. lk , � �( �,,,(� D�.,� �fi i-�-C � � S , ��.. � � L� (��t `f� �� i��-�€-. �� J j �� lL Handouts\Conditional Use Permit App.2007.FORM (}. `� � s.� '� : e�ea� w, ,.''� ;- ; u ��F� ■I � ry~ �e��t ts �� zs�� .g � �� ; �� F! `�rJi� N -� �.��. � - . _.. �yv .1 . 1524 CYPRESS AVE. �� :��s , �� {: ++>—.. r* � :.. � � ~. �i ��r . � �. fll �t 1520 CYPRESS AVE.. ,.. � r� .s� �.�..ea�a�.�� . ., . 3, � �� 1510 CYPRESS AVE. (SUBJECT PROPERT� 1501 CYPRESS AVE. 1517 CYPRESS AVE. 1521 CYPRESS AVE. 1516 C�'PRESS AVE. �' �� ;�; �� `; :_.': � �� .. �3'�-�-~ - - - - 1500 CYPRESS AVE. ,- �, - �� . ,� � : ..'�� . � .. �� , � ".�� 1525 CYPRESS AVE. , �.� �:��..��f�� FEB .� i 2�:�'? CITY OF BURLINGAME CDD-PLA.NNlP�G DIV. �: RESOLUTION APPROVING NEGATIVE DECLARATION, CONDITIONAL USE PERMIT, DESIGN REVIEW AND VARIANCE RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Negative Declaration has been prepared and application has been made for Conditional Use Permit for re-emerqence of two parcels previously meraed by a use, Design Review and Side Setback Variance for a new, two-story single family dwellinq and detached paraqe at 1508 Cypress Avenue, zoned R-1, Cypress Avenue Investments LLC, PO Box 117697, Burlingame, CA 94010, property owner, APN: 028-294-070; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on March 26, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and a Negative Declaration, per Negative Declaration No. ND-561-P is hereby appreved. 2. Said Conditional Use Permit, Design Review and Variance are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Conditional Use Permit, Design Review and Variance are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairman I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 26`h dav of March, 2012 by the following vote: Secretary EXHIBIT "A" Conditions of Approval Variance 1508 Cypress Avenue Effective April 5, 2012 for Negative Declaration, Conditional Use Permit, Design Review and that the project shall be built as shown on the plans submitted to the Planning Division date stamped March 13, 2Q12, sheets A.1 through A.6, G.1, L.1 and Boundary and Topographic Survey; 2, that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that the conditions of the City Engineers February 2, 2012, memo, the Chief Building Official's February 9, 2012 and January 18, 2012, memos, the Parks Supervisor's February 15, 2012, and January 17, 2012 memos, the Fire Marshal's January 18, 2�12 memo, and the NPDES Coordinator's January 17, 2012, memo shall be met; 5 � that if the structure is demolished or the envelope changed at a later date the Side Setback Variance as well as any other exceptions to the code granted here will become void; that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 7. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 8. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 9. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 10. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full EXHIBIT "A" Conditions of Approval Variance 1508 Cypress Avenue Effective April 5; 2012 for Negative Declaration, Conditional Use Permit, Design Review and demolition of a structure, interior or exterior, shall require a demolition permit; 11. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2010 Edition, as amended by th� City of Burlingame; THE FO�LOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTlONS NOTED IN EACH CONDITION: 12. that prior to scheduling the framing inspection the applicant shail provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 13. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor ele�ation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 14. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; i6'� 16 that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. RESOLUTION APPROVING NEGATIVE DECLARATION, CONDITIONAL USE PERMIT AND DESIGN REVIEW RESOLVED, by the P{anning Commission of the City of Burlingame that: WHEREAS, a Negative Declaration has been prepared and application has been made for Conditional Use Permit for re-emerqence of two parcels previously merqed by a use and Desiqn Review for a new, two-story sinqle family dwellinq and detached qarage at 1510 Cvpress Avenue, zoned R-1, Cypress Avenue Investments LLC, PO Box 117697, Burlingame CA 94010, property owner, APN: 028-294-070; WHEREAS, said matters were heard by the Plarning Commission of the City of Burlingame on March 26, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and a Negative Declaration, per Negative Declaration No. ND-561-P is hereby approved. 2. Said Conditional Use Permit and Design Review are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Conditional Use Permit and Design Review are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairman I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 26'h day of March, 2012 by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Negative Declaration, Conditional Use Permit and Design Review 1510 Cypress Avenue Effective April 5, 2012 that the project shall be built as shown on the plans submitted to the Planning Division date stamped March 13, 2012, sheets A.1 through A.6, G.1, L.1 and Boundary and Topographic Survey; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall rsquire an amendment to this permit; 4. that the conditions of the City Engineers February 2, 2012, memo, the Chief Building Official's February 22, 2012, and January 18, 2012, memos, the Parks Superviso�'s February 15, 2012, and January 17, 2012 memos, the Fire Marshal's January 18, 2012 memo, and the NPDES Coordinatcr's January 17, 2012, memo shall be met; 5. that any recycling containers, debris boxes or dumpsters for the constructioi� project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 6. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 7. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2010 Edition, as amended by the City of Burlingame; EXHIBIT "A" Conditions of Approval for Negative Declaration, Conditional Use Permit and Design Review 1510 Cypress Avenue Effective April 5, 2012 THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 11. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 12. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 13. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professiona!, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 14. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 15. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. � � CITY OF BURLINGAME '- •� COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSEROAD 1,%ti:'.�:;--�.:;�_;- ,, � BURLINGAME, CA 94010 �: �� '``; * � ' " PH: (650) 558-7250 • FAX: (650) 696=3790; „� -' �• _.._.�.-.:..:.�:-�-� www.burlingame.org =' �'-•':.'': 3� . _ -��-�,.c � ,. ��.c _ • ,�,. ,s.,.. s�te: 1508 CYPRESS AVEo � 1510 CYPRESS`AVEay� --' '�� The City of Burlingame Planning Commizsion announces the following pu6lic hearing on MONDAY, MARCH 26, 2012 at 7:00 P.M. in the City Hall Council Chamhers, 501 Primrose Road, Burlingame, CA: Appiication for Negative Declaration and (onditional Use Permit for re- emergence of two parcels previously merged 6y a use; and 1508 Cypress Avenue: Design Review & Side Sethack Varian�e for a new, two-story single family dwelling and detached garage; zoned R-l. 1510 Cypress Avenue: Design Review for a new, iwo-story single family dwelling and detached garage; zoned R-l. APN 028-294-070 Mailed: March 16, 2012 (Please refer to other sideJ �.-.��•f, Uv.�� PUBLlC HEARING NOTI�E Citv of Burlinqame A copy of the application and plans for this project may be reviewed prior to the meeting at the Community Developnent 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 �otice are responsible for informirrg their tenants about this notice. For-additional information, please call (650) 558-7250. Thank you. William Uleeker Community Dedelopment Director PUBLIC HEAQtING NOTICE (Please refer to other side) -�-e .�, ` -R'�"¢'=`f` � . „ _ . , _ . �, ;�`� y� /� � : ' :'� - : � . ♦ � �, �.. ♦ �+` 4 -.c'' ` E 3 � �. y� q!. , � �y�y.� 'Sy6 �� T iye 1 .x...� t F � 4,; • ' i t :� .y �- !��+, t � �� '. � .i:.�7 -y. '� � % ��'` � 4/ .t°f �� y,_ ' ' � ;� ` �� r � �'l`�-1. ' y . � . . ;!-. 'yl (�. i . ��. �f+ � R� /r'4, c ..y,i;. . r'?�� j�. �� , .r�` ! T',�� y -�t �'t. ��. - `� �"l } �^�4� .�/ �_7�Y,...v��l �+ � c`'' .#_ �� s t�i'`'c� . . • �v .' • s., ' r. �4. '"�� .��, , ' �:�;r'' i j. "' 'f �i t�.'., � l '?, �c �y + 1 f.��'i. �' � � I yt t � .�`� :�'.F� 4�.i��rP��/ / "�`f `�� '• �'�"I I r `" ' �r '� ;� ;= ''�,,,�',/ ^�w•; ;r 4�, . 4:= ,,r ��'..� '"�� `' , °;° < �� y� L,_ . _"!4 � 1i ' . ^ !, ._ �.y� 1 � ., � . . . _ .t�' • 1 - � � l Y ` i , ' t (�, .. • _ /r �'yc -__ '\�� 7 4 � _ 1 ti` ,� . . j � � 1 d �i' , S''i � � .. �'4/j !� -E; • ,'! ,�L-,.,��`r�� 7�,'��,�� w � �� -- ' jo �. = s,� � '•� '+ t � s.��rt7-• Fi°<'t PR � ' _ � p�,�t%� �� c��R"' `� ; ,�� .��i ' l`. •J � a p i t,2L�,: .� �� .. � ` .d;�"� ,`-'\ i f� r• ' ��ti ': ,�y; � II 1.�,�;'� :+� g� 4;, �� i ��•\ � �1 .� . ! - ..�� 1 T. �.A'�4i �1 l +i ...`\ � � � ! S ti� . ,.�� , � Fr:.. ,� � �i� �.; �. �.� ` �.�._�r a �' - �` `< � � � �r� �� .� ' : �' < r , � «„ti."• � � �`` '1 + _ � I � .i �.E � . . �r T � ' � R .� ; � �� •r". ,� � I s � �, '�i ' �, � .�: '" . � _ � , � ��;� �a'4�`„�'� 7 �'� ��`'��tit,_ y . � .. ,w� ¢'� r :• .� �� iy ! ;,+� � ��.�r.2,,�^ E y.: � � � '�Q'�' S; ir A�`y�' t. �',f'}�'y �/ . ..:'� . ws �L.• �E i.�. � �� J , i �4 � `��y�• � ` � �'i�(.� �� •�� '.� • '#i: . �; �t +ai 4 ^ Z� • V:f.. .�1 �r . r. r�w 1. ., ` `Y s'w +�' • . . Z �j, "�a`� "'. _ ,r . -�i . ��,y �` .� �7' V ' f� �!�� r � l� � �1 � �.. • 1� �If'�r ��i ��p ��,��:a}!� _y'- '��i�iT. ��1r�a , 1{K .,`I` ,t�l � . 3v{ .��5 f 5 ,J"a �,�. �. 6 - ,F r.. + , � . ��' Z 4..:, � f �'h � �^ »• �\ � �:.. '�y�,.r . `,i• �`I �� k � •�3 "'G� � � a'� �,'� `s. `,�i� `� `��. .!�,,.� ,: f ' : f`,jf.` • . : .'`+�, -' f,�"_.� � . � ��:�. ,'�- � ��I�iR ' .� ' �%f � �� r' , . ~' Ki ' � � . "•��. J . ti,Jn .,9 .i r �" ;Py��. J`�t;' ` a^ ''� �' ,r s a � • ' ' F, � f � �ti `,, 'tk � r '� - o � � > t � .Ia ✓,..p �' �` , >.,� :;: '� � . � . `J '+� � . � .<T � ' F.-' +:f• � ,-. ?'i � � �' e�,r� � d � i fr � . . �{+��'*�,�\ .� : � . c, ` �W : yy' 4 9�,, �1. .r.�.�.. :�_. � � "}� • d. L� �/, �� .�k'i�� /^.,. �,� r,�.�> .��ryo_r y � ,�" '' „?y « h, . _' ..�1 ,Y ``'��. � �" ��' � a}�i `,� { -+aTf � �_.:5`I�I� O.r� � *t+"� ,. , �� ,{` 't`�' 'f .' S"r. j �� {'�K i.'� i''F�� ri �;.!` �� ,�,/� • ..�� K •�w� �, ,'�+. r �.r . � j 4 *h ♦� �� 'a N �Z'j,; -�``�'�,'�.r ..: i ;' ,��. :r+�`i` c'�s, 1�t , . l^ �+' j 1` � � . . T ��•r� -.Y , t�,�,;«�3„ � M1;4- .�.-�' � �'% ,.- � :�i�. �,I _ -� �,..�.� ! � :�Qlk* �.y � �.'Yiy�: : ,. ar� .� ��A{��.,_� `��' '.f�,. � t y 4 ,!{ _° a .r`, j►a�" t�..� { s� _.•�.;.i:`++ � 7 ..� f' , "i( � yt ' a �� y��i ,�< • ';� �r/�: ,� �' � w, . ��y-. �/�>.�- i " . . y .. � � "r�':Y�Y)`.. '�/i . y�;��^!l .. #'t�'� l j' � i. a �p � ^`t� 'r 'Y V� - •• ; �•` ' � � �3 r ��Q •yi�E-. �� t: R�� ' ,�,.�3�.��L" t. ../��g� .'� �` }�� '1`f �{ � '1' � v � T � .t .+fS . •�.�� . } ` , r+.. -'a��.�i'�..� � . � $;:: �x � r � z .' ` ;� t.A � - i1� Lr� �l� .. , . � • ^ � i- a"i / ' 4 �. �„�� - . t �-' � �'Y�.. � . � - �� .`� s �i � f '� _ �'.: � Q�,��"x+�.��si r,��» m,�^� . .� .��., � r 5 �9'� �� `� ^ � W � �!- . • `« � •' � ' 1 ' '� Ff .1 k`"� �'�' .. ' a`" + da.,,' ^�� "`p � v ` 7 '� '"� >'. �, �.�. -y� �«.�'�� . Y ;�� ,,•�` .. �= t �. �. .-' 1.1 " • - . -. �x . ., � y � � 1 � � u r_ � � y, .-7.f : �` `� C � . .,! J �G�`�`.� f�s� �•��--�`�y r� .��r��`�< y �y� ' � v � � - s `� �v T �� a*r+� +4' , 4' .�, �'' � . = ."A �- ; ti�"`-•�r�� ; ��:`• r "t� -,,�' /'�d R av�. ,��`' �� P. �4`*^�I .��Y `r. «�x`;�'�"' ��. .ry. ",�,' xQ'�r �. �,�, ,� `" � 1 >sc��`��T �� t,,��` '��, �� t� »�;!' � ��+ ��.� '�f .r ,Y '1� � . J.' }F�f' � ?+�`+'�i v� . `Y�:. � rf'ky;d� � � V e.� k �,�� < '.r �.. - �'at�. "�j ;' ! e�v��il�v�`, ' ��.� ~ �.� f�� • e � �� ..�a � � , �, ' i! . � "�c, � �= . s v "�f� .i � �+� .7`'xss in �i �� 4�' r % - � � �'�� '°e��.r�� - �' iu. . ,�ts�t �'�� - ''s m.:t..r�r . � � _.c � 'v' �a'�.� , �'t �% /.,�f- ,i7 'f"�� ,* r � � , w ��ss " �� 1# �' f ..Y�� ''. � f e `� �.s �_aae� ! � �� .i ;_�+�` „+¢ ` � +hr � 15r 1 r 1 - .it�, � :� :' }'.y �-' J�' � ��i` :7� -i �. �"`+a � • � j�.,_� i,� , ` ; '►�,,� � � ! ,� �. , �� s �� f � _ �•e ^. i.; � � ''b � � . w` : �; - �_`t:: �.� . 1M, � „�ry�+• .��t?y f� � ��J�'i"�,,,.« . ./d�.�6e;¢�i` . �5" ..� � � :,� r w "'�`.. k'� . � .+ ? �`if ,y� '�E� „�. � +.. - a� Y �,�:. lF - � *�" � 1e Y : +iF %-��y5�7� - , R` �t .i � �a �� Rr • ' .e�. �+I' h" 1� ,,��wY y *� � � t i �� ' J, . j� t�,T �S T•� y " J . � �,�'� '�t- ` � � �� t .� a� .� ��' ��}�v{ �d � A�� "r` S .„, _ � . ,�� a` I'..h�if � f , t t u �~ �*.,;i �� I� . �.1.` ti� � t � , ;: � �.� � -: � ' � i:. '�� „�g�' r� '� f � A'"� �.. ' �'r: �17 � :�. � tr�.:�- "� - -___....:;��+t""� � �rt�' . ' - .�.�� , +� c 7aS�.-" � . • • .Y: ' i- �i ►�4:� 1. . 1 • - � - - ; ", : ; �;� - �;. :, � ��=3� � &.. : � �x " �.'-�''�t � � • - .. ;� �. �hu` ,� �.�, '; _ .. r ` __ _.,� - • e � : , ,:�