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Home My WebLink About212 Howard Avenue - Staff ReportItem No. 8b Regular Action Item PROJECT LOCATION 212 Howard Avenue City of Burlingame Design Review Address: 212 Howard Avenue Item No. 8b Regular Action Item Meeting Date: September 24, 2018 Request: Application for Design Review for a second story addition to an existing single family dwelling. Applicant and Architect: Steven S. Lesley, Architect Property Owners: Jason and Anya Sole General Plan: Low Density Residential APN: 026-263-150 Lot Area: 4,738 SF Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e) (1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. Project Description: The subject property is a substandard lot measuring 46 feet wide and 4,738 SF in area. The property contains a two-bedroom, two-story single family dwelling with an attached one car garage. The existing house is non-conforming in lot coverage at 42.4% (2,014 SF) where 40% (1,895 SF) is the maximum allowed. The proposed project includes a 565 SF addition to the existing second floor. There are no changes proposed to the first floor of the house. Code Section 25.50.080 (d) (3) allows single family structures that are non- conforming in lot coverage only, to be expanded provided that the lot coverage is not increased and all other district standards are met. With this application, the lot coverage is not being increased and the proposed second story addition complies with the district standards. The total floor area would increase to 2,605 SF (0.54 FAR) where 2,616 SF (0.55 FAR) is the maximum allowed. The existing house contains two bedrooms and would increase to three bedrooms which requires two off-street parking spaces, one of which must be covered. There are currently two parking spaces on-site, one covered and one uncovered. The uncovered parking space is non-conforming in depth because it measures15'-6" to the inside edge of the sidewalk, where a 20' depth is required. However, although the number of bedrooms is increasing, there is no change to the parking requirement and the non-conforming condition remains with no variance required. The applicant is requesting the following application: ■ Design Review for a second story addition to an existing single family dwelling (CS 25.57.010 (a) (2)). 212 Howard Avenue Lot Area: 4,738 SF Plans date stam ed: Au ust 29, 2018 ! ORIGINAL ' REVISED � EXISTING � PROPOSAL i PROPOSAL � ALLOWED/ i 6/26/18 i 8/29/18 ; REQUIRED ; SETBACKS i � ; . ...................................................... ,........................................................................................................................ Fronf (1st flr): 13'-9"* � No change i No change ; 15' or block average (2nd flr): 12'-9"* No change ; 35'-3" � whichever is greater , : .................................................................................................................. �..... Side (left): 6'-0" ' No change ; No change � 4'-0" (right): 4'-7" ; No change � No change 4'-0" ; Design Review 212 Howard Avenue � ORIGINAL � REVISED � ALLOWED/ EXISTING ' PROPOSAL � PROPOSAL ; 6/26/18 i 8/29/18 � REQUIRED Rear (1st flr): 25' to deck i 23'-3" � No change � 15'-0" (2nd flr): 52'-5" 35' — 2"d story , No change ; 20'-0" ; � addition i ...................................................................................... ................ l _ . ..............a... '.................... .. Lot Coverage: * � , 2,014 SF No change ! No change 1895 SF 42.4% ' ' i 40% , � ...............................................................................................................'......................................................................................................i. .......................................... ..................... .... .. , FAR: ' 2,609 SF � 2,605 SF � 2616 SF 2,040 SF ; i i 0.54 FAR FAR 0.43 FAR � 0.55 FAR ; � ' .............. . .. ............................................. .....................................................................:. ..... i.................................. ..... ......... ....................................i.................. # of bedrooms: 2 3 � 3 j --- ............................................................ ..... .... ... i .....................................................................................................:........................................................................................................................ Off-Streef 1 covered i No change j No change ; 1 covered Parking: (11' x 19'-2") � � I (10' x 20') � ; 1 uncovered � ' � 1 uncovered 8' x 15'-6" * ' i � � � � x 20 9 � � ........ ...................�........ ........................... ...g ....................9....... ...... _� ..........................................................._... ;.... ......................................................................�. ....................... .............................i............... , „ , » , , ,� , � �� - - - 30 -0 Buildin Hei ht: 23 0 27 6 26 6 i _ . .......................................................... ......................................_......................................................................1.....................................................................................................;........................................................................................................................ DH Envelope: N/A ; Complies Complies � CS 25.28.075(b)(2) * Existing nonconforming conditions. ' (0.32 x 4,738 SF) + 1,100 SF = 2,609 SF (0.55 FAR) Staff Comments: See attached memos from the Building, Parks, and Engineering, Design Review Study Meeting, August 13, 2018: At the Planning Commission Design Review Study meeting on August 13, 2018, the Commission had several comments and concerns with the project and referred the application to a design review consultant (August 13, 2018 Planning Commission Minutes attached). The following is a summary of the Planning Commission comments: • Roof framing — how does new roof tie in with existing roof, too complicated; • Windows — clarify materials of existing and proposed; • Revisit window placement; • Plate height on addition is too tall; and • Plans need to be revised to capture existing charm of the house. After working with the design review consultant, the project architect submitted revised plans, date stamped August 29, 2018. Based on the revisions, the design review consultant feels that the project has been revised to address the Planning Commission's comments and concerns. Please referto the attached meeting minutes for a complete list of concerns expressed by the Planning Commission, along with the Design Reviewer's recommendation. Analysis and Recommendation by Design Reviewer: The design review consultant met with the architect to review the proposal and go over the Planning Commission's comments from the August 13, 2018 Design Review Study Meeting. The following is a summary of the major changes to the plans since the study meeting: • Plate height reduced from 9' to 8'-1 "; • New windows called out as wood with fiberglass cladding; 2 Design Review 212 Howard Avenue � Roof framing revised/simplified — crickets removed, dormer added on front elevation; • Two windows added on second floor, left side elevation; � Belly band added to left side; � Architectural details added to plans; and • Decorative rainwater leaders and downspouts added. The design review consultant notes that the plan revisions include enhancements to communicate the design and details of both the existing house and the proposed addition. The proposed addition has been revised to better integrate in with the existing split-level house including a reduced plate height. To enhance the "curb appeal" a sloping roof extension and upper level dormer were added at the front of the house. The overall massing has been addressed and integrated with a belly band added on the left side, along with additional windows. Overall the design review consultant notes that many positive improvements have been made to enhance and communicate the design and details addressing the Planning Commission's comments. The design reviewer's analysis and recommendation, dated August 29, 2018, is attached for a detailed review of the project. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Suggested Findings for Design Review: The proposed project is an approximately 550 SF addition to an existing split level house that is well integrated into the existing massing. The overall architectural style of the existing home is retained and complimented with a small dormer at the front, fiberglass clad wood windows and composition shingle roofing. The added details, such as decorative rain water leader boxes and downspouts, eave trim, wood belly band and fiberglass clad wood windows, provide scale and visual interest to the house. For these reasons the project may be found to be compatible with the requirements of the City's five design review criteria. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: that the project shall be built as shown on the plans submitted to the Planning Division date stamped August 29, 2018, sheets A1 through A9; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staf�; 3. that any changes to the size or envelope of the first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 3 Design Review 212 Howard Avenue 4. that the conditions of the Building Division's June 29, 2018 memo, the Parks Division's July 10, 2018 memo, the Engineering Division's July 3, 2018 memo, the Fire Division's May 22, 2017 and March 27, 207 memos and the Stormwater Division's July 10, 2018 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 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, 2016 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 demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 12. prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14. 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. n � Design Review Catherine Keylon Senior Planner c. Steve Lesley, applicant and architect Jason and Anya Sole, property owners Attachments: ■ August 13, 2018 Planning Commission Minutes ■ Applicant's Response letter, dated August 28, 20158 ■ Application to the Planning Commission ■ ApplicanYs Letter of Explanation, dated June 20, 2018 ■ Staff Comments ■ Design Reviewer's Recommendation — dated August 29, 2018 ■ Planning Commission Resolution (proposed) ■ Notice of Public Hearing — Mailed September 14, 2018 ■ Area Map 212 Howard Avenue 5 � CITY O �� °; � i' � ��4 � p '� ,�/ m �o`," ��o Rpoanleo � City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, August 13, 2018 7:00 PM Council Chambers c. 212 Howard Avenue, zoned R-1 - Application for Design Review for a second story addition to an existing two-story single family dwelling. (Steve Lesley, applicant and architect; Jason and Anya Sole, property owners) (135 noticed) Staff contact: Catherine Keylon All Commissioners had visited the project site. There were no ex-parte communications to report. Senior Planner Keylon provided an overview of the staff repo�t. There were no questions of staff. Chair Gaul opened the public hearing. Steven Les/ey represented the applicant. Commission Questions/Comments: > Are the existing windows viny/ windows? Particularly the windows over the garage? (Those were installed prior to buying the house.) > Would the new windows match the existing? (Yes.) > Why the vinyl windows? (To match existing.) > Plans do not represent the detailing of the existing house properly. Missing brackets. Hopes the addition will capture the same character. > Should step up fhe quality of the windows on the addition, will be happier in the long run. Cost is not significantly higher than a good quality vinyl window. > Top /eft wall is lacking windows. Looks stark. (Could add a window in the shower.) Suggesf a low-e window in the closet. > Consider a lower plate heighf. Public Comments: There were no public comments. Chair Gaul closed the public hearing. Commission Discussion: > Roof plan indicates a jumb/e. Hard to understand how the addition is organized. > Not understanding the windows, but iYs based on the floor plan. > Direction for DR consultant: plate heights, window se/ection and placement, capture existing character and charm in addtion, simplifying the addition. Seems like from the back the addition is attacking the house. City of Burlingame page 1 Printed on 9/18/2018 c August 28, 2018 Response to Planning Commission Comments for the August 13, 2018 Study Session for: 212 Howard Ave. _ _ . �," � . �� Burlingame, CA 94010 1. Concern: Roof framing & how it ties in with the existing roof - too complicated. Response: ;.,<.-. �.i�� : i „-, ^. n � �- .. i i'�: �.7J . , _ . The roof has been revised to blend the existing roof to the new 2nd floor roof by extending the front gable up and adding a dormer to break up the new roof plane and still allow light into the bathroom. The previous design extended the new wall up to a new roof that exposed the face of the new wall peeking behind the existing roof, but this design makes the roof into one unified whole, and by doing so makes the roof less complicated. Part of the problem of the previous design was that from above you were looking at a split level2 story house with 3 layers of roof heights. This design simplifies the roof plan. 2. Concern: Windows - existing & proposed vinyl. Response: The new windows are specified to be wood windows with a fiberglass cladding (except the window in the shower is all fiberglass). We believe this is the best of both worlds in matching the existing vinyl windows but offering the second preferred choice on the list of windows from the planning commission. The revised plans include details of the existing window elevation, sill and jamb. The existing windows are white vinyl with a brown wood trim. Only 5/8" of the white vinyl is exposed. We are proposing to paint the existing white vinyl windows to match the trim and the new wood/fiberglass clad windows will be brown to match the new and existing trim. 3. Concern: Blank Space - not enough articulation, need to add windows on upper left side. Response: Two new windows were added on the upper left side elevation. One in the toilet closet and one in the center of the walk in closet. A 2 x 12 trim board was added between the 1st & 2nd floor to break up the blank wall. The rear wall was broken up by popping out the new 2nd floor of bedroom 3 to cantilever 12" with corbels underneath which goes with the theme of the front garage cantilever and corbels. Also, decorative box downspouts were placed to help break up the blank walls and add articulation. This also helped in the front elevation. And speaking of the new downspout in the front - the existing house has two separate roof eave details: The front and part of the right side elevation has open exposed 2 x 4 rafter tails, but the left side, rear and back portion of the right side has an ogee roof gutter over the rafter tails. We are proposing to unify the appearance of the eave and add a matching ogee gutter in the front and side to match and the entire house. We are replacing the old standard downspouts with a decorative box type to add classic articulation. Roof gutters also serve the purpose of reducing erosion to the soil below and keep rain runoff off of people walking under the entry porch. ! 4. Concern: Plate height on addition too tall. Response: The new 2nd floor addition has been reduced from 9' to 8'-1" to match the 1st floor plate height. 5. Concern: Plans need to be revised to capture existing charm. Response: The elevations have been revised to show the correct existing conditions of the open rafter tails, corbels, garage door and window trim and carried to the proposed elevations. Submitted by Steve Lesley, architect Steven S. Lesley, Architect 588 Mastick Ave. San Bruno, CA 94066 Tel: (650) 269-0711 Email: sslesley@gmail.com June 20, 2018 Letter of Explanation for - Proposed project for 212 Howard Avenue in Burlingame, California. We are proposing to add a 572 square foot second story addition to an existing two story single family residence. The project also proposes to remodel an existing bathroom & bedroom. The existing house has two bedrooms and two bathrooms. The proposed second floor addition will add a master bedroom including a bathroom and walk in closet. The completed residence will have three bedrooms and three bathrooms. The total existing lot coverage remains the same as no proposed work is on the ground floor. The proposed FAR of the project would be 2,616 square feet where 2,616 square feet is allowable for the 4,738 square feet lot. The existing house has a stucco exterior with an asphalt shingle roo£ The color of the existing stucco is an off- white with brown trim. The existing asphalt shingle roof is a grey color. The proposed stucco and roof of the addition will match the existing. The residences on each side are two story designs as are many in the neighborhood. The neighborhood lots are relatively flat so the proposed project will not impede anyone's views. If you have any questions, please call me. Sincerely, Steven S. Lesley, Architect 0 1�� JUN 2 S 2018 CITY OF SURLfPdGAME C�JD-i'�...R!`�Iv{�1G 0lV. r�, c�Tv "s' : ! I `� �� COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: ❑ Design Review ❑ Variance ❑ Conditional Use Permit ❑ Special Permit PROJECT ADDRESS: ❑ Parcel #: � 2"� � � 3 -` �f� ❑ Zoning / Other: APPLICANT Name: __��}`��/ l�-� S � �>/ �/ Address: ��,�if �_�T� �-��, ,� f�, PROPERTY OWNER Name: ��r, � �--�.Y�-,� S ►� � Address: 2 � 2- �-�-� �.J�C. �� City/State/Zip: ��,,,. � ��'� �/1,��,-} �G��j City/State/Zip: � �-� _ �Q Phone: �p,�f� � 'z, � G'T�9 �-� Phone: �S" 7i ` - E-mail: Q �n E-mail: o' � G O ARCHITECT/DESIGNER Name: �� C�"- T— Address: City/State/Zip: Phone E-mail Burlingame Business License #: �i�� /�_ �� , �,�"'�� `�t�� E"� �',..,.. �° �.�.. �t �..,- i�; �?. � %c'{`8 C;;T'�' UF �t.i�LIVGAME CDD-FLt�.^•�i�iNG DI1/. Authorization to Reproduce Proiect Plans: I hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this application on the City's website as part of the Planning approval process and waive any claims against the City arising out of or related to such action. (Initials of ArchitectlDesigner) PROJECT DESCRIPTION: ��,� �.�, / '7. ,�, �� --�-z�J �"� �;r-,�i `� L n �--� 't' l� � .� AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant's signature: Date: �,I 6�12 0 74i, %-�f^� I am aware of the proposed applicatio and hereby authorize the above applicant to submit this application to the Planning Commission. Property owner's signature: Date: �P1 �l i�( Date submitted: S: �HANDOUTS�PCApplication.doc This Space for CDD Staff Use Only � Project Description: ��'�� -�'� � � � Co�l � ��' �z�; -�- �� 4 Kev: 0 Abbre�iation Term CUP Conditional Use Permit DHE Declinin Hei ht Envelope DSR Desi n Review E Existin N New SFD Sin le Famil Dwellin SP Special Permit � CITY O �� ;� � � ~��1�I� ry'�``{�F-, c R„own� Project Address Description From Project Comments - Planning Application 212 Howard Avenue, zoned R-1, APN: 029-263-150 Request for Design Review for a second story addition to an existing two-story single family dwelling. Martin Quan Public Works Engineering Please address the following comments at this time; provide a written response and revised plans with your resubmittal: i. Existing stone wall is within the right-of-way. Please remove or relocate back to the property line. z. On the proposed plan, please show the location of all proposed locations for utilities (PG&E, water, sewer, and sewer cleanout). The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 3. Based on the scope of work, this is a"Type I" project that requires a Stormwater Construction Pollution Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field inspection is required prior to the start of any construction (on private property or in the public right-of- way). a. Any work in the City right-of-way, such as placement of debris bin in street, work in sidewalk area, public easements, and utility easements, is required to obtain an Encroachment Permit prior to starting work. s. Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 a.m. and 5:00 p.m. for all activities (including hauling). 6. The project shall comply with the City's NPDES permit requirements to prevent storm water pollution. �. Replace damaged and displaced curb, gutter and/or sidewalk fronting site. s. All water lines connections to city water mains for services or fire line protection are to be installed per city standard procedures and material specifications. Contact the city Water department for connection fees. If required, all fire services and services 2" and over will be installed by builder. All underground fire service connections shall be submitted as separate Underground Fire Service permit for review and approval. 9. Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior to the issuance of Building Permit. io. The sanitary sewer lateral (building sewer) shall be tested per ordinance code chapter 15.12. Testing information is available at the Building department counter. A Sewer Lateral Test encroachment permit is required. i1. Insert the 'Best Management Practices', updated June 2014, construction sheet into the plans set. A copy can be found at http://www.flowstobay.or�/sites/defau It/files/Countvwide%20Pro�ram%20BM P%20PIa n%20Sheet- June%202014%20Update.pdf#overlay-context=brochures or http://www.flowstobay.or�/brochures then click "construction bmp plan sheet" � CITY O �� I � _, �� '�'�� -� ., - — �,,,, Project Address: Description: From: Project Comments - Planning Application 212 Howard Avenue, zoned R-1, APN: 029-263-150 Request for Design Review for a second story addition to an existing two- story single family dwelling. Rick Caro III Building Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1) As of January l, 2014, SB 407 (2009) requires non-compliant plumbing fixtures to be replaced by water-conserving plumbing fixtures when a property is undergoing alterations or improvements. This law applies to all residential and commercial property built prior to January 1, 1994. Details can be found at http://www.leginfo.ca.gov,(.pub/09- 10/bill/sen/sb 0401-0450/sb 407 bill 20091011 chaptered.html. Revise the plans to show compliance with this requirement. 2) Place the following information on the first page of the plans. "Construction Hours" Weekdays: 8:00 a.m. — 7:00 p.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Holidays: No Work Allowed (See City of Burlingame Municipal Code, Section 13.04.100 for details.) Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 a.m. and 5:00 p.m. Note: Construction hours for work in the public right of way must now be included on the plans. 3) 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. 4) Acknowledge that anyone who is doing business in the City must have a current City of Burlingame business license. 5) Acknowledge that due to the extensive nature of this construction project the Certificate of Occupancy will be rescinded once construction begins. A new Certificate of Occupancy will be issued after the project has been final. No occupancy of the building is to occur until a new Certificate of Occupancy has been issued. 6) Acknowledge that when you submit your plans to the Building Division for plan review, that a completed Supplemental Demolition Permit Application will be provided. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 7) Indicate on the floor plans that if it is determined by the contractor after the plans have been approved by the city that the exterior bearing walls are less than five feet from the property line, that the exterior walls will be built of one-hour fire-rated construction. 2016 CRC Table R302.1(1) or 2016 CBC, Table 602) 8) On the plans show that all openings in exterior walls, both protected and unprotected, will comply with 2016 CBC, Table 705.8. Provide a table or chart that specifies 1) the openings allowed and; 2) the size and percentage of the openings proposed. 9) RESIDENTIAL: Rooms that could be used for sleeping purposes must have at least one window or door that complies with the egress requirements. On the elevation drawings specify the location and the net clear opening height arcd width of all required egress windows. 2016 California Residential Code 2016 CRC § R310 or CBC 1030. 10) Provide lighting at all exterior landings. 2016 CRC §303.8 or 2016 CBC § 1008.2 and 2016 CBC § 1205.4 11) Specify on the plans whether the fireplace is a gas or solid wood-burning device. If the fireplace is a solid wood-burning device clearly state on the plans that the fireplace will meet all requirements as a U.S.EPA Phase II certified wood-burning device. 12) If the fireplace is a solid wood-burning device then specify on the plans that the fireplace chimney will terminate at least two feet higher than any portion of the building within ten feet or will be retrofit with a fireplace insert (not a log lighter.) 2016 CRC § 1003.9 or 2016 CBC 2113.9 18.10.100 Appendix C, Figure C amended—Exit terminals of inechanical draft and direct-vent venting systems. The Figure in Appendix C of the 2016 California Residential Code is amended by adding the following note: Note: Where the property line is less than ten (10) feet from the exit terminal of any newly installed or replacement high efficiency mechanical equipment the pipe size of the final ten (10) feet of any terminal must be increased to three inches (3 ") or, as an alternative, manufacturer-approved baffles must be installed. 13) Indicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. Reviewed By: Rick Caro III Date: June 29, 2018 650 558-7270 F, CITY O � `� �� 1� � �� Y�` �_�_ � � �� . Project Address Description From: Project Comments - Planning Application 212 Howard Avenue, zoned R-1, APN: 029-263-150 Request for Design Review for a second story addition to an existing finro-story single family dwelling. Bob Disco Parks Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: If construction is within drip line of existing trees, a Tree Protection Plan must be in place to protect trees during all phases of construction. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 2. No existing tree over 48 inches in circumference at 54 inches form base of tree may be removed without a Protected Tree Removal Permit from the Parks Division. (558- 7330) Reviewed By: Bob Disco Date: 7.10.18 bdisco@burlingame.org � CITY O �� , � � � _��•�� {.,��"�, L � � : Project Address Description From: Project Comments - Planning Application 212 Howard Avenue, zoned R-1, APN: 029-263-150 Request for Design Review for a second story addition to an existing two-story single family dwelling. Jennifer Lee Stormwater Please address the following comments at this time; provide a written response and revised plans with your resubmittal: Project does not create or replace >2,500 square feet of impervious surface or use architectural copper. Nothing needed at this time for stormwater. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. Any construction project in the City, regardless of size, shall comply with the city's stormwater NPDES permit to prevent construction activity stormwater pollution. Project proponents shall ensure that all contractors implement appropriate and effective Best Management Practices (BMPs) during all phases of construction, including demolition. When submitting plans for a building permit, please include the Construction BMP plan sheet. An electronic file is available at: www.burlingame.orq/stormwaterdevelopment. Reviewed By: Jennifer Lee Date: 7/10/2018 650-558-7381 �irl I I � � � /�`��i'I��l�r�v i ' � ' Buriingame Planning Commission Ref: 212 Howard Ave., Design Review Dear Staff and Commissioners, I have met with the applicant and staff cand have made a site visit to the house. The applicant came to the meeting prepared with good ideas and new plans, and receptive to suggestions. I have reviewed the revised design received today and have prepared the final comments below. The Architect and Owners have worked diligently to improve the design and respond to your comments and have made many positive improvements. The drawings have been enhdnced to better communicate the design and details. Please also see the dpplicant's response letter. 1. The style of the house remains the same and retains the same charm and basic materials. This style is compatible with the existing neighborhood. • The "curb appeal" has been enhanced with c�ddition of a sloping roof extension and upper level dormer. • The detQils have been improved with new eave trim and gutter to be consistent all around the house. • Decorative rain water leader boxes and new downspouts have been added. • New window details have been added to the plans. The new windows will be fiberglass and wood inside, and the existing white vinyl window frames (which are barely visible) wil! be painted brown to match the added trim. 2. The garage configuration is not changing and will remain as-is facing the street. • The plans have been enhanced to show the nice existing garage wood door. 3. The prior complicated roof configuration has been simplified and infiegrated with the lower level roof. • The new sloped back roof and added dormer step back from the street and meet the other roof hip at the rear. • The elimination of the third hip at the rear of the garage and the tweaking of room widths allow a straightforward composition of hips and valleys and eliminate awkward crickets. • New roof areas will hdve the same color and type of composition shingles as the existing lower roofs to remain. WlNGESACcC'6,'IYfC15,1NC. I126f3RtaAi7WAY, SUITES, BUl2L;NGAME, CA 9dpIQ ! j�wGaJwingesoia.cc�m / TEI.:(65pJ343-I101 .1RC'Nt7s-C:7C1R� i lNT�R1(?f� ARCMIT�� 1URE / SPACE PG4NNlNG 1 MAST�R PlANNING / DESIGN COUNSEUNG �j,/lll�� ; AkC�ilT�C'fS 4. The massing and blank 2 story wall planes have been improved. • The second floor plate height has been reduced to 8' reducing the overall height and mass. • The floor plan dimensions have been changed to provide an overhang of the second floor rear master bedroom to allow for the same overhang and brackets as on the front garage/bedroom fa�ade. This breaks up the scale of this wall and adds to the consistency of the design. • 2 additionaf windows have been added to the left side second floor cat the closet and bathroom. • A belly band trim has been added to the left side. • Addition of the eave, window and downspout details add charm and interest to the elevations. 5. Landscaping remains the same. In summary, the re-submittal is an excellent response to the Commission's comments and a very nice improvement to the overall design. I recornmend approval of the changes and compliment the owner and architect with their flexibility and positive approach. �� Jerry L. Winges, AIA, LEED-AP WINGES ARCFfITFCiS, INC. I t2b fiRUAD WAY, Si/17E S. BUkIlNGAME, CA 04010 / jlw�wingesaia.com l TEL• (650� 343- I 101 ARC:Nt�CTUkE / JNTERIDR ARCNITF.CTURE / S£'ACF PtANNING / MAST£R PLANNIN(`> / DESIGN COUNSELING RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Desiqn Review for a second story addition to an existing single family dwelling at 212 Howard Avenue, Zoned R-1 Jason Howard Sole Tr. and Anva Christine Hosole Tr., propertv owners, APN: 029-263-150; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on September 24, 2018, 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: On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition is exempt from environmental review, is hereby approved. 2. Said Design Review is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such 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 24th day of September, 2018, by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 212 Howard Avenue Effective October 4, 2018 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped August 29, 2018, sheets A1 through A9; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staf�; 3. that any changes to the size would include adding or en permit; or envelope of the first or second floors, or garage, which arging a dormer(s), shall require an amendment to this 4. that the conditions of the Building Division's June 29, 2018 memo, the Parks Division's July 10, 2018 memo, the Engineering Division's July 3, 2018 memo, the Fire Division's May 22, 2017 and March 27, 207 memos and the Stormwater Division's July 10, 2018 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 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, 2016 Edition, as amended by the City of Burlingame; EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 212 Howard Avenue Effective October 4, 2018 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. prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14. 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 PRIMROSE ROAD `-1,:;,u BURLINGAME, CA 94010 "''��° ', _'_ PH: (650) 558-7250 • FAX: (650) 696-3790 www.burlingame.org Site: 212 HOWARD AVENUE The City of Burlingame Planning Commission announces the following public hearing on MONDAY, SEPTEMBER 24, 2018 at 7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road, Burlingame, CA: Application for Design Review for a second story addition to an existing two-story single family dwelling at 212 HOWARD AVENUE zoned R-l. APN 029-263-150 Mailed: September 14, 2018 (Please refer to other side) PUBLIC HEARING NOTICE City of Burlinqame A copy of the application and plans for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. For additional information, please call (650) 558-7250. Thank you. 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PROPOSED REAR LEFT AUG 28, 2018 NOTE: THESE MODELS DEPICT MASSING BUT NOT ALL DETAILS ARE SHOWN PROPOSED REAR RIGHT �..� ' _ 7 1- � .. i �A { �' J °"` M� � .� ., �_ a ,5i7 � �,,.._ �> . .t JASON 8� ANYA SOLE , , ,; ,, ,; ;;, ,, , 212 HOWARD AVE. _,- "`"r; ,`_��•.,''„" :��,;, BURLINGAME, CA � � r+•�� ,. �r�—�t_A�E';�d�l�.C�� s� �. Item No. 9c Design Review Study PROJECT LOCATION 212 Howard Avenue City of Burlingame Design Review Address: 212 Howard Avenue Item No. 9c Design Review Study Meeting Date: August 13, 2018 Request: Application for Design Review for a second story addition to an existing two-story single family dwelling. Applicant and Architect: Steve Lesley Property Owners: Jason and Anya Sole General Plan: Low Density Residential APN: 026-263-150 Lot Area: 4,738 SF Zoning: R-1 Project Description: The subject property is a substandard lot measuring 46 feet wide and 4,738 SF in area. The property contains a two-bedroom, two-story single family dwelling with an attached one car garage. The existing house is non-conforming in lot coverage at 42.4% (2,014 SF) where 40% (1,895 SF) is the maximum allowed. The proposed project includes a 570 SF addition to the existing second floor. There are currently two bedrooms in the house and the proposed addition would add a third bedroom, full bathroom and walk-in closet. There are no changes proposed to the first floor of the house. Code Section 25.50.080 (d) (3) allows single family structures that are non-conforming in lot coverage only, to be expanded provided that the lot coverage is not increased and all other district standards are met. The total floor area would increase to 2,609 SF (0.55 FAR) where 2,616 SF (0.55 FAR) is the maximum allowed. The existing house contains two bedrooms and would increase to three bedrooms which requires two off-street parking spaces, one of which must be covered. There are currently two parking spaces on-site, one covered and one uncovered. The uncovered parking space is non-conforming in depth because it measures15'-6" to the inside edge of the sidewalk, where a 20' depth is required. However, although the number of bedrooms is increasing, there is no change to the parking requirement and the non-conforming condition remains with no variance required. The applicant is requesting the following application: ■ Design Review for a second story addition to a single family dwelling (CS 25.57.010 (a) (2)). 212 Howard Avenue Lot Area: 4,738 SF Plans date stam ed: June 26, 2018 EXISTING j PROPOSED � ALLOWED/REQUIRED SETBACKS I � _ _ .... _..... _ ................ __........ _ _.....__.... .... ._ ...... __......_....... ._............._ _. _ _. _. _._....._..t_..---... . ...._..._......._. � -- --........_........_......._......_ .................._.........._,..__.......... ...................._.._................_.._.._._...._............_... _ _ ..._.....-- --.. Front (1sf flr): 13'-9"* ; No change j 15' or block average (2nd flr): 12'-9"* ! No change i whichever is greater i _..---._...._.. _._.__._ ...................__....................... _............................................................;........................................................................._.........................._.........................;...................._............_........_........._._..........................._......_.........__....._...._......._. Side (left): 6'-0" No change 4'-0" (right): 4'-7" i No change 4'-0" _._.------ -----._._ .... .........._._........ _ _._...__._..._......._._......._.._:_ ... .._........................_..............._..._._.............._....._..........._..__.__�...._.......... __._..-------..___._._...._..._._.__.._._.. Rear (1st flr): 25' to deck ! 23'-3" ' 15'-0" � (2nd flr): 52'-5" � 35' — 2"d story addition ; 20'-0" _...._ .............._....---------.._.__....._.._......_..----.........__. _._..._......._...._...._...,........._......_..............._...._....._....__....................._.................;....................__....__............_..._......_....._....---._...._._..........---._.._.._......_.......__.._............__......_.....--------.._.__.._...._..._.._..............---- Lof Coverage: 2,014 SF* j No change ; 1895 SF 42.4% i ; 40% _ ....................__....._..__...._.._.....---........_......----............ _.._..._....._..............._._........._...._._..__......_..._...__......._...__...__..........._._...._.�.....__..._.._..---..._._.__..............................._.._.........._...._......._.._.............__.._._;..._........._....__.._...._........_......._...___..........._.._.._......._...._........_.._...._. FAR: 2,040 SF ' 2,609 SF ; 2616 SF 0.43 FAR � 0.55 FAR ' 0..55 FAR . ........ .... . .. .. . ........................................_......_...._......................._......._..._........................._:.._.._......_...._......._......_......_......_..........._...__...........................................................L..._.._..._...._._......._..._......._......._......_........__.._..._.............................._.........._...... Design Review 212 Howard Avenue EXISTING ' PROPOSED � ALLOWED/REQUIRED # of bedrooms: 2 � 3 ; --- _. ......._...----- ---..__...-----..__........._._ ................ ..__. _1_ ............._V..._.........._................................................_'......._............_............................_..........._..........._...._....—............................---�-- ---.... __.. _.......__.._...._.........._................._..._._............. Off-Street Parking: co ered � No change ; 1 covered (11' x 19'-2") i i (10' x 20') � 1 uncovered � 1 uncovered 8' x 15'-6" * ! 9' x 20' _. ......................................_.._........._....._..---------.......----._.................._.........---�----------� ------....----._.._...t-__.._...._......................................................._....._..........................._..._................;..........._......._........_._..._..._..._._.............._._.._).___............_...._...................... Height: 23'-0" i 27'-6" ; 30'-0" ---.......__...---._......__.._...._. _............_...._......._.........._..._.._ .............._. ; , _......_. _..�_ _......_..._.._....__...__......._._....._..._._.._........------..._. , _......_........_.....---.......__.....,.._ ......................_ _............_.._..................................... � DH Envelope: N/A i Complies � CS 25.28.075(b)(2) * Existing nonconforming conditions. ' (0.32 x 4,738 SF) + 1,100 SF = 2,609 SF (0.55 FAR) Staff Comments: See attached memos from the Building, Parks, and Engineering,. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Catherine Keylon Senior Planner c. Steve Lesley, applicant and architect Jason and Anya Sole, property owners Attachments: ■ Application to the Planning Commission ■ Applicant Letter of Explanation ■ Staff Comments ■ Notice of Public Hearing — Mailed August 3, 2018 ■ Address Map 2 �� 6URUNGAME � COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org � APPLICATI�N TO 1'f-I� P�,QN�I��V[' c�[��s��y Type of appiication: ❑ Design Review ❑ Variance ❑ Conditional Use Permit ❑ Special Permit PROJECT ADDRESS: ❑ Parcel #: � 2"� ^ � 3 —� �v ❑ Zoning / Other: APPLICANT Name: ��,�P../ �.—�`� > �y Address: � � � iy�� , �� -i� � �� PROPERTY OWNER Name: �1��—� �--�.Y�� S � � P � . Address: 7 I�% ��-�,� c l�� c�l. /�-vv�.� City/State/Zip: ��, ,� (��il 1/1,�,��1-} ��,(� City/State/Zip: t �} � ,.�-, � . ,,,,-,._,� .= G n(C Phone: ��,�f � '' 2, � — <<� �— ( � Phone: —� _� ^ �Z- ? �3 — c E-mail: I � �' G' . �� E-mail: - � _�� G ��G't :- G C+,.� ( i ARCHITECT/DESIGNER ` Name: �� %�� /E�d l C�%T Address: City/State/Zip: Phone E-mail: Burlingame Business License #: � ��l�;lj�� ,�. �� ..,. �'°�,,A � .�.., � Y r � � -�: " � � �f �"� � � �a..� �..a � .._ � M; �..�. 4., ;. ..�:;;, _ 4? i� �_? : U - -�;, �_�; � � Q= �•;!�{L1fJ -,�M CC�D-P��.±�;;�iN� GI�/. Authorization to Reproduce Proiect Plans: I hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this application on the City's website as part of the Planning approval process and waive any claims against the City arising out of or related to such action. (Initials of Architect/Designer) AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. � / Applicant'ssignature: c ' Date: -J�,�� :,_ j{j, %.�;�� — I am aware of the proposed applicatio and hereby authorize the above applicant to submit this application to the Planning Commission. Property owner's signature: . Date:� f�% �( Date submitted: S: �HANDOUTS�PCApplication.doc PROJECT DESCRIPTION: ( , /t } �,�., J "7. , ,, ,;� c��; ,�-�/ ��-.� �-� � `�- I Ci � -� � � , � , .� Steven S. Lesley, Architect 588 Mastick Ave. San Bruno, CA 94066 Tel: (650) 269-0711 Email: sslesley@gmail.com June 20, 2018 Letter of Explanation for - Proposed project for 212 Howard Avenue in Burlingame, California. We are proposing to add a 572 square foot second story addition to an existing two story single family residence. The project also proposes to remodel an existing bathroom & bedroom. The existing house has two bedrooms and rivo bathrooms. The proposed second floor addition will add a master bedroom including a bathroom and walk in closet. The completed residence will have three bedrooms and three bathrooms. The total existing lot coverage remains the same as no proposed work is on the ground floor. The proposed FAR of the project would be 2,616 square feet where 2,616 square feet is allowable for the 4,738 square feet lot. The existing house has a stucco exterior with an asphalt shingle roof. The color of the existing stucco is an off- white with brown trim. The existing asphalt shingle roof is a grey color. The proposed stucco and roof of the addition will match the existing. The residences on each side are two story designs as are many in the neighborhood. The neighborhood lots are relatively flat so the proposed project will not impede anyone's views. If you have any questions, please call me. Sincerely, Steven S. Lesley, Architect �� JUN 2 6 2018 c�rr oF �u��.EraGAM� CDD-PLRA•!IvING 01V. �� CITY O �� :�� 1 I �� '�� ,, ,`,,,. .tio<��..` aPowA.� Project Address Description From Projecg Comm�nts - P1�nning Application 212 Howard Avenue, zoned R-1, APN: 029-263-150 Request for Design Review for a second story addition to an existing two-story single family dwelling. Martin Quan Public Works Engineering Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. Existing stone wall is within the right-of-way. Please remove or relocate back to the property line. z. On the proposed plan, please show the location of all proposed locations for utilities (PG&E, water, sewer, and sewer cleanout). The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 3. Based on the scope of work, this is a"Type I" project that requires a Stormwater Construction Pollution Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field inspection is required prior to the start of any construction (on private property or in the public right-of- way). a. Any work in the City right-of-way, such as placement of debris bin in street, work in sidewalk area, public easements, and utility easements, is required to obtain an Encroachment Permit prior to starting work. s. Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 a.m. and 5:00 p.m. for all activities (including hauling). 6. The project shall comply with the City's NPDES permit requirements to prevent storm water pollution. �. Replace damaged and displaced curb, gutter and/or sidewalk fronting site. s. All water lines connections to city water mains for services or fire line protection are to be installed per city standard procedures and material specifications. Contact the city Water department for connection fees. If required, all fire services and services 2" and over will be installed by builder. All underground fire service connections shall be submitted as separate Underground Fire Service permit for review and approval. 9. Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior to the issuance of Building Permit. so. The sanitary sewer lateral (building sewer) shall be tested per ordinance code chapter 15.12. Testing information is available at the Building department counter. A Sewer Lateral Test encroachment permit is required. il. Insert the 'Best Management Practices', updated June 2014, construction sheet into the plans set. A copy can be found at http•//www flowstobav or�/sites/default/files/Countvwide%20Pro�ram%206MP%20PIan%20Sheet- June%202014%20Update.pdf#overlav-context=brochures or http://www.flowstobay.or�/brochures then click "construction bmp plan sheet" � CITY O �� / � ,� �'e�� -� —m •tico�y"" — 90 �� qv Project Address: Description From Project Comm�nts 6 Planninr Application 212 Howard Avenue, zoned R-1, APN: 029-263-150 Request for Design Review for a second story addition to an existing two- story single family dwelling. Rick Caro III Building Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1) As of January 1, 2014, SB 407 (2009) requires non-compliant plumbing fixtures to be replaced by water-conserving plumbing fixtures when a property is undergoing alterations or improvements. This law applies to all residential and commercial property built prior to January 1, 1994. Details can be found at http:J/www.leginfo.ca.gov/pub f 09- 10 f bill/sen/sb 0401-0450 f sb 407 bill 20091011 chaptered html. Revise the plans to show compliance with this requirement. 2) Place the following information on the first page of the plans. "Construction Hours" Weekdays: 8:00 a.m. — 7:00 p.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Holidays: No Work Allowed (See City of Burlingame Municipal Code, Section 13.04.100 for details.) Construction hours in the City Public right-of-way are limited to weekdays and non-Ciry Holidays between 8:00 a.m. and 5:00 p.m. Note: Construction hours for work in the public right of way must now be included on the plans. 3) 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. 4) Acknowledge that anyone who is doing business in the City must have a current City of Burlingame business license. 5) Acknowledge that due to the extensive nature of this construction project the Certificate of Occupancy will be rescinded once construction begins. A new Certificate of Occupancy will be issued after the project has been final. No occupancy of the building is to occur until a new Certificate of Occupancy has been issued. 6) Acknowledge that when you submit your plans to the Building Division for plan review, that a completed Supplemental Demolition Permit Application will be provided. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 7) Indicate on the floor nlans that if it is determined by the contractor after the plans have been approved by the city that the exterior bearing walls are less than five feet from the property line, that the exterior walls will be built of one-hour fire-rated construction. 2016 CRC Table R3 02.1(1) or 2016 CBC, Table 602) 8) On the plans show that all openings in exterior walls, both protected and unprotected, will comply with 2016 CBC, Table 705.8. Provide a table or chart that specifies 1) the openings allowed and; 2) the size and percentage of the openings proposed. 9) RESIDENTIAL: Rooms that could be used for sleeping purposes must have at least one window or door that complies with the egress requirements. On the elevation drawin�s specify tl:e location and the net clear opening height and widt{i of all required egress windows. 2016 California Residential Code 2016 CRC § R310 or CBC 1030. 10) Provide lighting at all exterior landings. 2016 CRC §303.8 or 2016 CBC § 1008.2 and 2016 CBC § 1205.4 11) Specify on the plans whether the fireplace is a gas or solid wood-burning device. If the fireplace is a solid wood-burning device clearly state on the plans that the fireplace will meet all requirements as a U.S.EPA Phase II certified wood-burning device. 12) If the fireplace is a solid wood-burning device then specify on the plans that the fireplace chimney will terminate at least two feet higher than any portion of the building within ten feet or will be retrofit with a fireplace insert (not a log lighter.) 2016 CRC § 1003.9 or 2016 CBC 2113.9 18.10.100 Appendix C, Figure C amended—Exit terminals of inechanical draft and direct-vent venting systems. The Figure in Appendix C of the 2016 California Residential Code is amended by adding the following note: Note: Where the property line is less than ten (10) feet from the exit terminal of any newly installed or replacement high efficiency mechanical equipment the pipe size of the final ten (10) feet of any terminal must be increased to three inches (3") or, as an alternative, manufacturer-approved baffles must be installed. 13) Indicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. Reviewed By: Rick Caro III Date: June 29, 2018 650 558-7270 a4, C � T v o.c. '`� ; ,� f �1 �t, � �� ,�,; , o .`C'� ' - 9 qv(�wnt Project Address Description From: Project CommQnts — Planning Ap�lc�ation 212 Howard Avenue, zoned R-1, APN: 029-263-150 Request for Design Review for a second story addition to an existing two-story single family dwelling. Bob Disco Parks Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: If construction is within drip line of existing trees, a Tree Protection Plan must be in place to protect trees during all phases of construction. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 2. No existing tree over 48 inches in circumference at 54 inches form base of tree may be removed without a Protected Tree Removal Permit from the Parks Division. (558- 7330) Reviewed By: Bob Disco Date: 7.10.18 bdisco@burlingame.org � CITY O �� t� � �� •Y ��. , . ,�I 1 �,��,I e�' o ' � n qn[�wn♦ Project Address: Description: From: Prs�jec# Comrnents - Planning Application 212 Howard Avenue, zoned R-1, APN: 029-263-150 Request for Design Review for a second story addition to an existing two-story single family dwelling. Jennifer Lee Stormwater Please address the following comments at this time; provide a written response and revised plans with your resubmittal: Project does not create or replace >2,500 square feet of impervious surface or use architectural copper. Nothing needed at this time for stormwater. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. Any construction project in the City, regardless of size, shall comply with the city's stormwater NPDES permit to prevent construction activity stormwater pollution. Project proponents shall ensure that all contractors implement appropriate and effective Best Management Practices (BMPs) during all phases of construction, including demolition. When submitting plans for a building permit, please include the Construction BMP plan sheet. An electronic file is available at: www. burlinqame. orq/stormwaterdevelopment. Reviewed By: Jennifer Lee Date: 7/10/2018 650-558-7381 ��t: CITY OF BURLINGAME �� '� COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD ,,;� BURLINGAME, CA 94010 '" _ ' .- PH: (650) 558-7250 • FAX: (650) 696-3790 www.burlingame.org Site: 212 HOWARD AVENUE The City of Burlingame Planning Commission announces the following public hearing on MONDAY, AUGUST 13, 2018 at 7:00 P.M. in the City Hall Council Cham6ers, SOl Primrose Raad, Burlingame, CA: Application for Design Review for a second story additian to an existing two-sfory single family dweliing at 212 HOWARD AYENUE zoned R-l. APN 029-263-150 Mailed: August 3, 2018 (Please refer fo other side) PUBLIC HEARING NOTICE City of BurlinqamP A copy of the application and plans for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsibie for informing their tenants about this notice. For additional information, please call (650) 558-7250. Thank you. William Meeker Community Development Director PUBLIC H�QRING NOTICE (Please ref r to other side) 212 howard avenue 300' Radius APN �� r � v � � ' G� � 4 r" - F�Ou �05� L. tdl n„�J ,-�"' �� `'\ ., �' I - w w w � r. + p 'u" E •, �, �, � �r� ' . ��i : _ �•^ y9 , °cU ` F U 4Q .�4>,✓�u �. .\.`, f.. �l .. . '+' w :ti, ��. -. .� '"'� P. � � �y G ^ . g ......, '� • - . .', � - � w� y ' ,` o G. � G 9� �u `7.J 4y. O 454 �� `�' '- �� - . � ' . �., w � u, �`. u_ �i , i? '� i .� . ♦ 1 . �~ . ^ : " „v a o .a .9. 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Ul LC�L .9i Ln �i� l��,i " .. E�, `� �U �ry,. V9 \ y,: ,; 4. .� a c� c o, .� � ca �, �`. bG �: ti� c�' �9� E' q7U VG . �`� '� C� U' 7 w 95'�V .. � 4.'� �Y, J vr.> '' q' � cYV ��5� � t`i. :�U �LLI 4p p t V �j V f'l� yi O�� OU, `�:� n �) 4�U C'' O. � yS�Q��`� �,` ��i� J U 4�� J�� q UG'� y`�•r �.a � Y)� CV O J 'n. f�l y� n;. b� c'� u'u o�F d co •'7� UG wy �E ✓ ��. � V 4. .0 �.._ �'l.. ::YD _�J`'i „ d.. JC' �6r, 11� 4G �' � j ' �� CITY OF BURLINGAME City Hall — 501 Primrose Road Burlingame, California 94010-3997 October 18, 2018 Steven S. Lesley, Architect 58 Mastick Avenue San Bruno, CA 94006 Re: 212 Howard Avenue Dear Mr. Lesley, �F, c�rY � ``�' ' � 1 .�: �!� � .� COMMUNITY DEVELOPMENT DEPARTMENT Planning Division PH: (650) 558-7250 FAX: (650) 696-3790 Since there was no appeal to or suspension by the City Council, the September 24, 2018, Planning Commission approval of your application for Design Review became effective October 4, 2018. This application was for a second story addition to an existing single-family dwelling at 212 Howard Avenue, zoned R-1. The September 24, 2018 minutes of the Planning Commission state your application was approved with the following conditions: that the project shall be built as shown on the plans submitted to the Planning Division date stamped August 29, 2018, sheets A1 through A9; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staf�; 3. that any changes to the size or envelope of the 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 Building Division's June 29, 2018 memo, the Parks Division's July 10, 2018 memo, the Engineering Division's July 3, 2018 memo, the Fire Division's May 22, 2017 and March 27, 207 memos and the Stormwater Division's July 10, 2018 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 comply with all the regulations of the Bay Area Air Quality Management District; �� Register online to receive City of Burlingame e-mail updates at www.burlingame.org :: October 18, 2018 212 Howard Avenue Page 2 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, 2016 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 demonstrates that the project falls at or below the maximum approved floar area ratio for the property; 12. 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 f�aming, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 14. 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. All site improvements and construction work will require separate application to the Building Department. This approval is valid for one year during which time a building permit must be issued. An extension of up to one year may be considered by the Planning Commission if application is made before the end of the first year. :: Register online to receive City nf Burlingame e-mail updates at www.burlingame.org :: October 18, 2018 212 Howard Avenue Page 3 The decision of the Council is a final administrative decision pursuant to Code of Civil Procedure Section 1094.6. If you wish to challenge the decision in a court of competent jurisdiction, you must do so within 90 days of the date of the decision unless a shorter time is required pursuant to state or federal law. Sincerely, � � �' Kevin Gardiner Community Development Director c. Jason and Anya Sole, property owners 212 Howard Ave., Burlingame 94010 Chief Deputy Valuation, Assessor's Office (B/20 CITY OF BURLINGAME LOT 15 BLOCK 40 LYON & HOAG SUB TOWN OF BURLINGAME RSM; APN: 029-263-150) File :: Register online to receive City of Burlingame e-mail updates at www.burlingame.org :: ,F, CITV � � � J� � =;�,•�� c.n` {�i �i�r3ro �h - y "�vo Project Comments - Planning Application Project Address: 212 Howard Avenue, zoned R-1, APN: 029-263-150 Description From Request for Design Review for a second story addition to an existing two-story single family dwelling. Martin Quan Public Works Engineering Please address the following comments at this time; provide a written response and revised plans with your resubmittal: i. Existing stone wall is within the right-of-way. Please remove or relocate back to the property line. z. On the proposed plan, please show the location of all proposed locations for utilities (PG&E, water, sewer, and sewer cleanout). The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 3. Based on the scope of work, this is a"Type I" project that requires a Stormwater Construction Pollution Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field inspection is required prior to the start of any construction (on private property or in the public right-of- way). a. Any work in the City right-of-way, such as placement of debris bin in street, work in sidewalk area, public easements, and utility easements, is required to obtain an Encroachment Permit prior to starting work. s. Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays between 8:00 a.m. and 5:00 p.m. for all activities (including hauling). 5. The project shall comply with the City's NPDES permit requirements to prevent storm water pollution. �. Replace damaged and displaced curb, gutter and/or sidewalk fronting site. s. All water lines connections to city water mains for services or fire line protection are to be installed per city standard procedures and material specifications. Contact the city Water department for connection fees. If required, all fire services and services 2" and over will be installed by builder. All underground fire service connections shall be submitted as separate Underground Fire Service permit for review and approval. 9. Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior to the issuance of Building Permit. io. The sanitary sewer lateral (building sewer) shall be tested per ordinance code chapter 15.12. Testing information is available at the Building department counter. A Sewer Lateral Test encroachment permit is required. is. Insert the'Best Management Practices', updated June 2014, construction sheet into the plans set. A copy can be found at http�//www flowstobav or�/sites/default/files/Countvwide%20Pro�ram%a206MP%20PIan%20Sheet- lune%202014%20Update.pdf#overlav-context=brochures or http://www,flowstobay.orQ/brochures then click "construction bmq plan sheet" ��, c i -r r o� �i' ; � 1 �1 ,M1^` �,� �9a�N... �—� Project Comments — Planning Application Project Address: 212 Howard Avenue, zoned R-1, APN: 029-263-150 Description From Request for Design Review for a second story addition to an existing two- story single family dwelling. Rick Caro III Building Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1) As of January l, 2014, SB 407 (2009) requires non-compliant plumbing fixtures to be replaced by water-conserving plumbing fixtures when a property is undergoing alterations or improvements. This law applies to all residenti�l and commercial property built prior to January 1,1994. Details can be found at http: f/www.leginfo.ca.govJpub�09- 10/billfsen�sb 0401-0450Jsb 407 bill 20091011 chaptered html. Revise the plans to show compliance with this requirement. 2) Place the following information on the first page of the plans. "Construction Hours" Weekdays: 8:00 a.m. — 7:00 p.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Holidays: No Work Allowed (See City of Burlingame Municipal Code, Section 13.04.100 for details.) Construction hocrrs in tlie C[ty P[[bl[c r[ght-of-way are Cimited to week�lays and non-City Holidays beriveen 8:00 a.m. and 5:00 p.m. Note: Construction hours for work in the public right of way must now be included on the plans. 3) 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 Gity for any work not graphically illustrated on the Job Copy of the plans prior to performing the work. 4) Ackno�vledge that anyone w�ho is doing business in the City must have a current City of Burlingame business license. 5) Acknowledge that due to the extensive nature of this construction project the Certificate of Occupancy will be rescinded once construction begins. A new Certificate of Occupancy will be issued after the project has been final. No occupancy of the building is to occur until a new Certificate of Occupancy has been issued. 6) Acknowledge that when you submit your plans to the Building Division for plan review, that a completed Supplemental Demolition Permit Application will be provided. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 7) Indicate on the floor nlans that if it is determined by the contractor after the plans have been approved by the city that the exterior bearing walls are less than five feet from the property line, that the exterior walls will be built of one-hour fire-rated construction. 2016 CRC Table R302.1(1) or 2016 CBC, Table 602) 8) On the plans shaw that all openings in exterior walls, both protected and unprotected, will comply with 2016 CBC, Table 705.8. Provide a table or chart that specifies 1) the openings allowed and; 2) the size and percentage of the openings proposed. 9) RESIDENTIAL: Rooms that could be used for sleeping purposes must have at least one window or door that complies with the egress requirements. On t{te elevation drawinPs specify the location and tlte net clear opening {:eight and width of al! required egress windows. 2016 California Residential Code 2016 CRC § R310 or CBC 1030. 10) Provide lighting at all eYterior landings. 2016 CRC §303.8 or 2016 CBC § 1008.2 and 2016 CBC § 1205.4 11) Specify on the plans whether the fireplace is a gas or solid wood-burning device. If the fireplace is a solid wood-burning device clearly state on the plans that the fireplace will meet all requirements as a U.S.EPA Phase II certified wood-burning device. 12) If the fireplace is a solid wood-burning device then specify on the plans that the fireplace chimney will terminate at least two feet higher than any portion of the building within ten feet or will be retrofit with a fireplace insert (not a log lighter.) 2016 CRC § 1003.9 or 2016 CBC 2113.9 18.10.100 Appendix C, Figure C amended—Exit terminals of inechanical draft and direct-vent venting systems. The Figure in Appendix C of the 2016 California Residential Code is amended by adding the following note: Note: Where the property line is less than ten (10) feet from the exit terminal of any newly installed or replacement high efficiency mechanical equipment the pipe size of the final ten (10) feet of any terminal must be increased to three inches (3") or, as an alternative, manufacturer-approved baffles must be installed. 13) Indicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. Reviewed By: Rick Caro III Date: June 29, 2018 650 558-7270 ��, c�-rr o� '`i' ; J I �1 =,�,`;1� , ,, �� :'�=. ., � �,e�A.. Project Comments — Planning Application Project Address: 212 Howard Avenue, zoned R-1, APN: 029-263-150 Description: From Request for Design Review for a second story addition to an existing two-story single family dwelling. Bob Disco Parks Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: If construction is within drip line of existing trees, a Tree Protection Plan must be in place to protect trees during all phases of construction. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 2. No existing tree over 48 inches in circumference at 54 inches form base of tree may be removed without a Protected Tree Removal Permit from the Parks Division. (558- 7330) Reviewed By: Bob Disco Date: 7.10.18 bdisco@burlingame.org � ciTv a �s�;�i �� `.�.✓,� ,, �.� `►�:::"'° <. � ��9P�.w., Project Comments — Planning Application Project Address: 212 Howard Avenue, zoned R-1, APN: 029-263-150 Description: From Request for Design Review for a second story addition to an existing two-story single family dwelling. Jennifer Lee Stormwater Piease address the following comments at this time; provide a written response and revised plans with your resubmittal: Project does not create or replace >2,500 square feet of impervious surface or use architectural copper. Nothing needed at this time for stormwater. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. Any construction project in the City, regardless of size, shall comply with the city's stormwater NPDES permit to prevent construction activity stormwater pollution. Project proponents shall ensure that all contractors implement appropriate and effective Best Management Practices (BMPs) during all phases of construction, including demolition. When submitting plans for a building permit, please include the Construction BMP plan sheet. An electronic file is available at: www. burlinaame. orQ/stormwaterdeveloqment. Reviewed By: Jennifer Lee Date: 7l10/2018 650-558-7381